FIRST FEDERAL FINANCIAL BANCORP INC
10KSB40, 1999-12-29
SAVINGS INSTITUTION, FEDERALLY CHARTERED
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<PAGE>


                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549

                                   FORM 10-KSB

  X      ANNUAL REPORT UNDER SECTION 13 OR 15(d) OF THE
- ----     SECURITIES EXCHANGE ACT OF 1934

            FOR THE FISCAL YEAR ENDED:  SEPTEMBER 30, 1999

                                       OR

____     TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE
         SECURITIES EXCHANGE ACT OF 1934

                          Commission File No.: 0-28020

                      FIRST FEDERAL FINANCIAL BANCORP, INC.
- --------------------------------------------------------------------------------
                 (Name of Small Business Issuer in its charter)

           Delaware                                     31-1456058
- -----------------------------------       ------------------------------------
   (State or other jurisdiction                      (I.R.S. Employer
 of incorporation or organization)                 Identification Number)

       415 Center Street
         Ironton, Ohio                                        45638
- ------------------------------------                ---------------------------
     (Address of Principal                                  (Zip Code)
      Executive Offices)

         Issuer's telephone number, including area code: (740) 532-6845

         Securities registered under Section 12(b) of the Exchange Act:
                                 NOT APPLICABLE


         Securities registered under Section 12(g) of the Exchange Act:
                    COMMON STOCK (PAR VALUE $0.01 PER SHARE)
- -------------------------------------------------------------------------------
                                (Title of Class)

Check whether the issuer (1) has filed all reports required to be filed by
Section 13 or 15(d) of the Exchange Act during the past 12 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
    ----      ----

Check if disclosure of delinquent filers in response to Item 405 of
Regulation S-B is not contained in this form, and no disclosure will 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-KSB or any amendment to this Form 10-KSB.  X
                                                  ---

Issuer's revenues for its most recent fiscal year:  $4.4 million

As of December 17, 1999, the aggregate value of the 425,231 shares of Common
Stock of the Registrant issued and outstanding on such date, which excludes
124,366 shares held by all directors and executive officers of the Registrant as
a group, was approximately $4.5 million. This figure is based on the last known
trade price of $10.50 per share of the Registrant's Common Stock on November 18,
1999.

Number of shares of Common Stock outstanding as of December 17, 1999: 549,597
Transitional Small Business Disclosure Format:  Yes      No    X
                                                    ----     ----

                       DOCUMENTS INCORPORATED BY REFERENCE

         List hereunder the following documents incorporated by reference and
the Part of the Form 10-KSB into which the document is incorporated:

(1) Portions of the Annual Report to Stockholders for the fiscal year ended
September 30, 1999 are incorporated into Parts II and IV.
(2) Portions of the definitive proxy statement for the Annual Meeting of
Stockholders are incorporated into Part III.


<PAGE>



PART I.

ITEM 1.           DESCRIPTION OF BUSINESS.

GENERAL

         First Federal Financial Bancorp, Inc. (the "Company") is a Delaware
corporation and sole stockholder of First Federal Savings Bank of Ironton (the
"Savings Bank") which converted from a federally-chartered mutual savings and
loan association to a federally-chartered stock savings bank in June 1996. The
only significant assets of the Company are the capital stock of the Savings
Bank, the Company's loan to its employee stock ownership plan, and the balance
of the net conversion proceeds retained by the Company. The business of the
Company initially consists of the business of the Savings Bank. At September 30,
1999, the Company had $65.1 million in total consolidated assets, $55.8 million
in total consolidated liabilities and $9.3 million in total consolidated
stockholders' equity.

         The Company's principal executive office is located in Ironton, Ohio.
The Savings Bank conducts business from its main office in Ironton, Ohio and one
branch office located in Proctorville, Ohio. The Savings Bank began conducting
business in 1935. The Savings Bank's deposits are insured by the Savings
Association Insurance Fund ("SAIF") of the Federal Deposit Insurance Corporation
("FDIC") to the maximum extent permitted by law.

         The Savings Bank is a community oriented savings bank which has
traditionally offered a variety of savings products to its retail customers. The
Company has concentrated its lending activities on originating real estate loans
secured by single-family residential properties in the local markets it serves.
See "--Competition." At September 30, 1999, the total gross loan portfolio
amounted to $50.4 million, or 77.4%, of total consolidated assets, of which
$41.4 million, or 82.1%, were single-family residential mortgage loans, $1.7
million, or 3.3%, were multi-family residential loans, $4.1 million, or 8.2%,
were commercial real estate loans and $3.2 million, or 6.4%, were comprised of
other loans, including home improvement loans, automobile loans, home equity
loans and loans secured by savings accounts.

         The Company also invests its funds in U.S. Government and agency
securities, as well as mortgage-backed and related securities (hereinafter
"mortgage-backed securities"), municipal and corporate debt securities and other
short-term investments. At September 30, 1999, investment securities (both "held
to maturity" as well as "available for sale") were $3.1 million, or 4.8% of
total consolidated assets, and mortgage-backed securities (both "held to
maturity" as well as "available for sale") were $9.1 million, or 14.0% of total
consolidated assets. The Company derives its income principally from interest
earned on loans, securities and its other investments and, to a lesser extent,
from fees received in connection with the origination of loans and for other
services. The Company's primary expenses are interest expense on deposits and
noninterest expenses. Funds are provided primarily by deposits, amortization and
prepayments of outstanding loans and mortgage-backed securities and other
sources.

                                        2


<PAGE>



         Operating characteristics of the Company and the Savings Bank in recent
years include the following:

             - PROFITABILITY. For the year ended September 30, 1999, the
               Company had net income of $240,000 as compared to $252,000 and
               $287,000 for the years ended September 30, 1998 and 1997,
               respectively. The Company's net income is primarily dependent on
               its net interest income, the difference between interest income
               on interest-earning assets and interest expense on
               interest-bearing liabilities. Net interest income amounted to
               $1.7 million, $1.6 million and $1.7 million for the years ended
               September 30, 1999, 1998 and 1997, respectively. The interest
               rate spreads were 2.18%, 2.04% and 2.12% for the years ended
               September 30, 1999, 1998 and 1997, respectively. Return on
               average assets was .37%, .41% and .49% for the years ended
               September 30, 1999, 1998 and 1997, respectively.

             - NON-INTEREST INCOME. Non-interest income historically has not
               been a source of profitability for the Company. However, in
               recent years, the Company has focused on increasing its market
               share of transaction accounts which has resulted in increased
               service fee income. Other non-interest income, including service
               fee income totaled $91,000 for the year ended September 30, 1999,
               as compared to $71,000 and $46,000 for the years ended
               September 30, 1998 and 1997, respectively.

             - NON-INTEREST EXPENSE. The Company's profitability has been
               enhanced by management's emphasis on operating efficiency. The
               Company's ratio of noninterest expense to average total
               consolidated assets amounted to 2.24% for the year ended
               September 30, 1999 and averaged 2.26% for the three years ended
               September 30, 1999.

             - ASSET QUALITY. Management of the Company believes that good
               asset quality is the key to long-term financial strength and, as
               a result, the Company's investments are intended to maintain
               asset quality and control credit risk. In accordance with this
               approach, the Company has predominantly emphasized single-family
               residential real estate loans, which comprised 82.1% of total
               loans receivable at September 30, 1999. As of such date, total
               non-performing assets constituted $219,000, or .34% of total
               consolidated assets.

             - STRONG CAPITAL POSITION. At September 30, 1999, the Company had
               total stockholders' equity of $9.3 million. The Savings Bank
               exceeded all of its regulatory capital requirements, with
               tangible, core and risk-based capital ratios of 13.1%, 13.1% and
               26.9%, respectively, as compared to the minimum requirements of
               1.5%, 4.0% and 8.0%, respectively.

         The Company, as a registered savings and loan holding company, is
subject to examination and regulation by the Office of Thrift Supervision
("OTS") and is subject to various reporting and other requirements of the
Securities and Exchange Commission ("SEC"). The Savings Bank is subject to
examination and comprehensive regulation by the OTS, which is the Savings Bank's

                                        3


<PAGE>



chartering authority and primary regulator. The Savings Bank is also regulated
by the FDIC, the administrator of the SAIF. The Savings Bank is also subject to
certain reserve requirements established by the Board of Governors of the
Federal Reserve System and is a member of the Federal Home Loan Bank ("FHLB") of
Cincinnati, which is one of the 12 regional banks comprising the FHLB System.

LENDING ACTIVITIES

         GENERAL. The Company's primary lending emphasis has been, and continues
to be, the origination of conventional loans secured by first liens on
single-family residences located primarily in Lawrence County, Ohio.
Conventional residential real estate loans are loans which are neither insured
by the Federal Housing Administration ("FHA") nor partially guaranteed by the
Veterans Administration ("VA"). The Company does not originate either
FHA-insured or VA-guaranteed real estate loans. The Company's single-family
residential loans constituted 82.1% of the total loan portfolio at September 30,
1999. To a significantly lesser extent, the Company's loan portfolio also
includes loans secured by multi-family residential properties and commercial
real estate, loans secured by savings deposits, automobile loans, home
improvement loans and miscellaneous other loans.










                                        4


<PAGE>



     LOAN PORTFOLIO COMPOSITION. The following table sets forth the composition
of the Company's loan portfolio by type of loan at the dates indicated.

<TABLE>
<CAPTION>
                                                                  September 30,
                                   -------------------------------------------------------------------------------------------------
                                               1999                         1998                         1997
                                   -------------------------------------------------------------------------------------------------
                                      Amount            %          Amount            %           Amount           %
                                   ------------------------------------------------------------------------------------------------
                                                                   (Dollars in Thousands)
<S>                                        <C>             <C>        <C>             <C>         <C>          <C>

Real estate loans:

  Single-family residential              $41,355           82.1%      $39,143           85.9%       $35,984          89.2%
  Multi-family residential                 1,681            3.3         1,464            3.2            685           1.7
  Commercial real estate                   4,143            8.2         2,533            5.5          1,961           4.8
                                         -------        -------       -------          -----         ------        ------
     Total real estate loans              47,179           93.6        43,140           94.6         38,630          95.7
                                          ------         ------        ------           ----         ------        ------

Non-real estate loans:
  Loans secured by savings
    accounts                                 744            1.5           751            1.7            556           1.4
  Home improvement                           211             .4           120             .2             86            .2
  Automobile                                 798            1.6           525            1.2            508           1.3
  Other(1)                                 1,489            2.9         1,054            2.3            566           1.4
                                         -------        -------       -------        -------         ------         -----
         Total other loans                 3,242            6.4         2,450            5.4          1,716           4.3
                                         -------        -------       -------        -------         ------         -----
         Total loans                      50,421          100.0%       45,590          100.0%        40,346         100.0%
                                          ------          =====        ------          =====         ------         =====
Less:

  Unearned interest                         (206)                        (154)                         (140)
  Loans in process                          (108)                        (448)                         (880)
  Deferred loan fees                        (112)                         (57)                          (13)
  Allowance for loan losses                 (292)                        (288)                         (287)
                                         --------                     --------                       ------
       Net loans                         $49,703                      $44,643                       $39,026
                                          ======                       ======                        ======
</TABLE>

- ----------------------

(1) Comprised primarily of unsecured consumer loans and home equity loans.

                                        5


<PAGE>



         CONTRACTUAL PRINCIPAL REPAYMENTS AND INTEREST RATES. The following
table sets forth certain information at September 30, 1999 regarding the dollar
amount of loans maturing in the Company's total loan portfolio, based on the
contractual terms to maturity. Demand loans and loans having no stated schedule
of repayments and no stated maturity are reported as due in one year or less.
<TABLE>
<CAPTION>

                                     Due 1-3 years Due 3-5 years  Due 5-10 years Due 10-15 years  Due 15 years
                           Due 1 year     after        after          after           after      and more after
                            or less       9/30/99      9/30/99        9/30/99        9/30/99         9/30/99     Total
                           ----------     -------      -------       --------        -------         -------     ------
                                                                    (In Thousands)
<S>                         <C>         <C>            <C>          <C>            <C>           <C>            <C>
Single-family residential     $ 2,500      $ 2,990      $ 3,176      $ 7,327        $13,137        $12,225      $41,355
Multi-family residential           32           72           84          278            327            888        1,681
Commercial real estate            105          214          231        1,713            714          1,166        4,143
Non-real estate                 1,401          999          554          235             53             --        3,242
                              -------      -------      -------      -------        -------        -------      -------
    Total                     $ 4,038      $ 4,275      $ 4,045      $ 9,553        $14,231        $14,279      $50,421
                              =======      =======      =======      =======        =======        =======      =======
</TABLE>

                                        6


<PAGE>



         The following shows for the total loans due after one year from
September 30, 1999 the type and amount which have fixed interest rates and those
which have adjustable interest rates.

<TABLE>
<CAPTION>
                                                  Fixed                  Floating or
                                                  Rates                Adjustable-Rates                 Total
                                         ---------------------    ------------------------    -----------------------
                                                                         (In Thousands)
<S>                                      <C>                      <C>                         <C>
Real estate loans:

  Single-family residential                              $12,093                     $26,762                    $38,855
  Multi-family residential                                   123                       1,526                      1,649
  Commercial real estate                                     863                       3,175                      4,038
                                                        --------                     -------                    -------
    Total real estate loans                               13,079                      31,463                     44,542
                                                          ------                      ------                     ------
Non-real estate loans:
  Loan secured by savings
    accounts                                                  --                          --                         --
  Home improvement                                           156                          --                        156
  Automobile                                                 588                          --                        588
  Other(1)                                                   782                         315                      1,097
                                                        --------                    --------                    -------
    Total other loans                                      1,526                         315                      1,841
                                                         -------                    --------                    -------
        Total loans                                      $14,605                     $31,778                    $46,383
                                                         =======                     =======                    =======
</TABLE>

- ---------------

(1) Comprised primarily of unsecured consumer loans and home equity loans.

         Scheduled contractual amortization of loans does not reflect the
expected term of the Company's loan portfolio. The average life of loans is
substantially less than their contractual terms because of prepayments. The
Company also has the right under its mortgage loan documentation to declare a
conventional loan immediately due and payable in the event, among other things,
that the borrower sells the real property subject to the mortgage and the loan
is not repaid. However, depending on whether it is profitable for the Company to
do so, the Company will also permit loan assumptions subject to the
acceptability of the assignee from a full credit underwriting standpoint. The
average life of mortgage loans tends to increase when current mortgage loan
rates are higher than rates on existing mortgage loans and, conversely, decrease
when rates on existing mortgage loans are lower than current mortgage loan rates
(due to refinancings of adjustable-rate and fixed-rate loans at lower rates).
Under the latter circumstances, the weighted average yield on loans decreases as
higher-yielding loans are repaid or refinanced at lower rates.

                                        7


<PAGE>



     LOAN ACTIVITY. The following table shows total loans originated and repaid
during the periods indicated. There were no loans purchased or sold during the
periods.
<TABLE>
<CAPTION>

                                                      Year Ended September 30,
                                            --------------------------------------------
                                                1999           1998            1997
                                            --------------------------------------------
                                                        (In Thousands)

Loan originations:
<S>                                                <C>          <C>               <C>
  Single-family residential                       $11,116        $10,512          $8,509
  Multi-family residential                             58          1,355             458
  Commercial real estate                            4,538            707             536
  Non-real estate                                   1,776          1,568           1,112
                                                  -------          -----           -----
    Total loans originated                         17,488         14,142          10,615
  Loan principal reductions                        (9,235)        (6,747)         (6,495)
                                                  --------        ------          ------
    Net increase (decrease)
     before other items                             8,253          7,395           4,120
Decrease due to other
  items, net                                       (3,193)        (1,778)            (49)
                                                  --------        ------          ------
Net increase in loan portfolio                    $ 5,060        $ 5,617          $4,071
                                                  =======        =======          ======
</TABLE>

         The lending activities of the Company are subject to underwriting
standards and loan origination procedures established by the Company's Board of
Directors. After a loan application is taken, the Company begins the process of
obtaining credit reports, appraisals (with respect to a mortgage loan) and other
documentation involved with the loan. With respect to loans on property, the
Company generally requires that a property appraisal be obtained in connection
with all new mortgage loans, which are performed by independent appraisers
designated by the Board of Directors. The Company also requires that hazard
insurance be maintained on all security properties and that flood insurance be
maintained if the property is within a designated flood plain. The Company
receives a title opinion from an attorney in connection with closing a mortgage
loan.

         Residential mortgage loan applications are primarily developed from
referrals, existing customers and walk-in customers and advertising. Commercial
real estate loan applications are primarily attributable to walk-in customers
and referrals. Consumer loan applications are primarily obtained through
existing and walk-in customers and advertising.

         Applications for residential mortgage loans are required to be approved
by either the Loan Committee of the Board of Directors, which is comprised of at
least three directors (for loans of $50,000 or less) or a majority of the Board
of Directors (for loans with greater principal balances). The Company's
President has authority to approve consumer loans in amounts of up to $25,000
(on a secured basis) and $10,000 (on an unsecured basis) provided that the
Company's underwriting requirements are otherwise satisfied.

         Most of the Company's single-family residential mortgage loans are
originated for up to 80% of the lesser of the purchase price or appraised value
(although the Company will originate such loans for up to a lesser of 95% of the
appraised value of the property securing a single-family residential loan or the
purchase price of the property) for terms of up to 20 years and 30 years for

                                        8


<PAGE>



fixed-rate and adjustable-rate loans, respectively. The Company will originate
multi-family residential loans up to 70% of the value of the security property
for terms of up to 15 years and commercial real estate loans for up to 60% of
the appraised value for terms of up to 15 years. Share loans are originated in
an amount up to 95% of the savings account balance at 2% over the rate paid on
the account. Automobile loans are for up to five years for new cars and shorter
terms for loans on used cars.

         Under applicable federal regulations, the permissible amount of loans
to one borrower may not exceed 15% of unimpaired capital and surplus. Loans in
an amount equal to an additional 10% of unimpaired capital and surplus also may
be made to a borrower if the loans are fully secured by readily marketable
securities. At September 30, 1999, the Company's five largest loans or groups of
loans to one borrower, including related entities, ranged from an aggregate of
$492,000 to $1,000,000 and the Company's loans-to-one-borrower limit was $1.3
million at such date. All of such loans were performing as of September 30,
1999.

         SINGLE-FAMILY RESIDENTIAL LOANS. The Company's single-family
residential mortgage loans consist almost exclusively of conventional loans. The
Company originates solely for portfolio retention and has never sold any loans
originated. The single-family residential mortgage loans offered by the Company
currently consist of fixed-rate and adjustable-rate loans. Fixed-rate loans have
maturities of up to 20 years and are fully amortizing with monthly loan payments
sufficient to repay the total amount of the loan with interest by the end of the
loan term. At September 30, 1999, $12.9 million, or 31.2%, of the Company's
single-family residential mortgage loans were fixed-rate loans.

         The adjustable-rate loans currently offered by the Company have
maturities which range up to 30 years, with interest rates which adjust every
year in accordance with a Federal Home Loan Bank index of national contract
averages of single-family loans closed in the prior month, plus a margin. The
margin established by the Company may be more or less than the Federal Housing
Finance Board index rate. The Company's adjustable-rate residential loans
generally have a cap of 1% on any increase or decrease in the interest rate at
any adjustment date and 5% over the life of the loan. The Company's
adjustable-rate loans require that any payment adjustment resulting from a
change in the interest rate be fully amortized by the end of the loan term and,
thus, do not permit so-called negative amortization. With the decline in market
rates of interest over the past few years, the Company's customers have shown a
preference for adjustable-rate loans. Originations of adjustable-rate
residential loans constituted 46.0%, 58.3% and 84.7% of total origination of
single-family residential loans during the years ended September 30, 1999, 1998
and 1997, respectively. At September 30, 1999, $28.5 million or 68.8% of the
Company's single-family residential mortgage loans were adjustable-rate loans.

         Adjustable-rate loans decrease the risks to the Company of holding
long-term mortgages, but involve other risks. In a rising interest rate
environment, as interest rates increase, the loan payment by the borrower
increases to the extent permitted by the terms of the loan, thereby increasing
the potential for default. Moreover, as interest rates increase, the
marketability of the underlying

                                        9


<PAGE>



collateral property may be adversely affected by higher interest rates. The
Company believes that these risks, which have not had a material adverse effect
on the Company to date because of the generally declining interest rate
environment in recent years, generally are less than the risks associated with
holding fixed-rate loans in an increasing interest rate environment.

         The Company currently will lend up to the lesser of 95% of the
appraised value of the property securing a single-family residential loan or the
purchase price of the property. Most loans are made for up to 80% of the lesser
of the purchase price or appraised value. Beginning in May 1994, however, the
Company initiated a "First Time Homebuyer's Program," which has been popular
with customers, pursuant to which it will lend up to the lesser of 90% of the
purchase price or the appraised value of the property and offer an interest rate
which is .25% below its quoted rate. A prospective borrower must otherwise meet
the Company's underwriting standards. The Company requires either private
mortgage insurance or sufficient funds on deposit in a savings account with the
Company on any loans which are originated with a loan-to-value ratio of greater
than 80%. The Company's "First Time Homebuyer's Program" contributed 23.1%,
15.0% and 15.6% of total residential originations during fiscal 1997, 1998 and
1999.

         The Company began offering home equity loans secured by the underlying
equity in the borrower's home to those borrowers with whom it has a first
mortgage loan in April 1996. Such home equity loans are amortizing loans with a
maximum term of 20 years. The Company's home equity loans require combined
loan-to-value ratios of 95% or less, depending on the borrowers debt to income
ratio.

         MULTI-FAMILY RESIDENTIAL AND COMMERCIAL REAL ESTATE LENDING. At
September 30, 1999, the Company's multi-family residential loan portfolio was
comprised of seven apartment buildings which contain between 6 and 20 units. The
Company will originate loans up to 70% of the value of the security property for
terms of up to 15 years. At September 30, 1999, the Company had $1.7 million, or
3.3% of the total loan portfolio, invested in multi-family residential loans.

         At September 30, 1999, the Company's commercial real estate portfolio
was comprised of 39 properties, with principal balances of up to $1,000,000. The
properties which secure such loans are local facilities and include land and
improved land, a warehouse, churches, a multi-purpose building, and various
other small commercial facilities. The Company will originate loans for up to
60% of the appraised value for terms of up to 15 years. At September 30, 1999,
the Company's commercial real estate loan portfolio amounted to $4.1 million or
8.2% of the total loan portfolio.

         The Company evaluates various aspects of commercial and multi-family
residential real estate loan transactions in an effort to mitigate risk to the
extent possible. In underwriting these loans, consideration is given to the
stability of the property's cash flow history, future operating projections,
current and projected occupancy, position in the market, location and physical
condition. The underwriting analysis also includes credit checks and a review of
the financial condition of the borrower and guarantor, if applicable. An
appraisal report is prepared by an independent appraiser to substantiate
property values for every commercial real estate and multi-family loan
transaction.

                                       10


<PAGE>



         Multi-family and commercial real estate lending entails different and
significant risks when compared to single-family residential lending because
such loans typically involve large loan balances to single borrowers and because
the payment experience on such loans is typically dependent on the successful
operation of the project or the borrower's business. These risks can also be
significantly affected by supply and demand conditions in the local market for
apartments, offices, or other commercial space. The Company attempts to minimize
its risk exposure by limiting such lending to proven owners, only considering
properties with existing operating performance which can be analyzed, requiring
conservative debt coverage ratios, and periodically monitoring the operation and
physical condition of the collateral.

         NON-REAL ESTATE LOANS. At September 30, 1999, the Company had $744,000
or 1.5% of the total loan portfolio, invested in loans secured by savings
accounts. The Company will originate such loans in an amount up to 95% of the
account balance at 2% over the rate paid on the account. In addition, as of such
date, the Company had $798,000, or1.6% of the total loan portfolio, invested in
new and used automobile loans, which are fixed-rate loans with terms ranging up
to five years in the case of loans on new cars and shorter terms for loans on
used cars; $211,000, or .4% of the total loan portfolio, invested in home
improvement loans and $1,489,000, or 2.9% of the total loan portfolio, invested
in other miscellaneous loans, primarily small, short-term unsecured loans to
customers and home equity loans.

ASSET QUALITY

         GENERAL. When a borrower fails to make a required payment on a loan,
the Company attempts to cure the deficiency by contacting the borrower and
seeking payment. A notice is sent 15 days after a payment is due and, if payment
has not been received within approximately 10 days, the borrower is contacted by
phone. In most cases, deficiencies are cured promptly. If a delinquency
continues, additional efforts are made to collect the loan. While the Company
generally prefers to work with borrowers to resolve such problems, when a real
estate loan becomes 90 days delinquent, the Company institutes foreclosure
proceedings or takes such other action as may be necessary to minimize any
potential loss. The Company believes that the attention paid by its collection
department to late payments is a major reason for the low level of
non-performing assets over the last several years.

         Real estate loans are placed on non-accrual status when, in the
judgment of management, the probability of collection of interest is deemed to
be insufficient to warrant further accrual. When a real estate loan is placed on
non-accrual status, previously accrued but unpaid interest is deducted from
interest income. As a matter of policy, the Company does not accrue interest on
real estate loans past due 90 days or more.

         The Company generally follows the same rigorous collection procedure
described above for its consumer loans. The Company charges off all consumer
loans after the fifth payment due is missed.

                                       11


<PAGE>



         Real estate acquired as a result of foreclosure or by deed-in-lieu of
foreclosure are classified as real estate owned until sold. Pursuant to a
statement of position (SOP 92-3) issued by the AICPA in April 1992, which
provides guidance on determining the balance sheet treatment of foreclosed
assets in annual financial statements for periods ending on or after December
15, 1992, there is a rebuttable presumption that foreclosed assets are held for
sale and such assets are recommended to be carried at the lower of fair value
minus estimated costs to sell the property, or cost (generally the balance of
the loan on the property at the date of acquisition). After the date of
acquisition, all costs incurred in maintaining the property are expenses and
costs incurred for the improvement or development of such property are
capitalized up to the extent of their net realizable value.

         NON-PERFORMING ASSETS. The following table sets forth the amounts and
categories of the Company's non-performing assets at the dates indicated. The
Company had no troubled debt restructurings during the periods presented.

<TABLE>
<CAPTION>

                                                                  September 30,
                                          ----------------------------------------------------------------
                                                  1999                  1998                1997
                                          ----------------------------------------------------------------
                                                             (Dollars in Thousands)
<S>                                                 <C>                  <C>                 <C>
Non-accruing loans:
  Single-family residential                              $ 153                  $125              $  84
                                                          ----                   ---               ----
      Total non-accruing loans                             153                   125                 84
                                                          ----                   ---               ----

Accruing loans greater than
  90 days delinquent                                        21                    --                 --
                                                         -----                 -----             ------
      Total non-performing loans(1)                        174                   125                 84
                                                          ----                   ---              -----

Real estate owned(1)                                        45                    11                 50
                                                         -----                  ----              -----
    Total non-performing assets                          $ 219                  $136              $ 134
                                                          ====                   ===               ====

    Total non-performing loans
      as a percentage of total loans                      0.30%                 0.27%              0.21%
                                                          ====                  ====              =====

    Total non-performing assets
      as a percentage of total assets                     0.34%                 0.22%              0.22%
                                                          ====                  ====              =====
</TABLE>

- -----------------

(1)      The increase in total non-performing single-family residential loans is
         attributable to five loans on non-accrual status at September 30, 1999
         (the largest of which was $50,000) as compared to four loans at
         September 30, 1998 (the largest of which was $53,000). Accruing loans
         greater than 90 days delinquent at September 30, 1999 consist of four
         installment loans (the largest of which was $9,500). Management does
         not expect any material losses to be sustained as a result of these
         non-accrual loans.

                                       12


<PAGE>



         For the years ended September 30, 1999 and 1998, gross interest income
which would have been recorded had the loans accounted for on a non-accrual
basis been current in accordance with their original terms amounted to $4,401
and $8,598, respectively. For the years ended September 30, 1999 and 1998,
$3,455 and $2,033 were included in interest income for these same loans prior to
the time they were placed on non-accrual status.

         ALLOWANCE FOR LOAN LOSSES. The Company's policy is to establish
reserves for estimated losses on loans when it determines that a significant and
probable decline in value occurs. The allowance for losses on loans is
maintained at a level believed adequate by management to absorb estimated losses
in the portfolio. Management's determination of the adequacy of the allowance is
based on an evaluation of the portfolio, past loss experience, current economic
conditions, volume, growth and composition of the portfolio, and other relevant
factors. The allowance is increased by provisions for loan losses which are
charged against income. The Company's allowance for loan losses has historically
been predicated on its low loss experience.

         The following table sets forth an analysis of the Company's allowance
for loan losses during the periods indicated.

<TABLE>
<CAPTION>

                                                                     Year Ended
                                                                  September 30,
                                            ---------------------------------------------------------------------
                                                    1999                  1998                  1997
                                            ---------------------------------------------------------------------
                                                                 (Dollars in Thousands)
<S>                                         <C>                           <C>                   <C>

Balance at beginning of period                              $ 288                 $287                  $283
                                                             ----                  ---                  ----

Charge-offs:
 Single-family residential                                     (9)                  (6)                   (2)
 Consumer and other                                            (3)                  (5)                   --

Recoveries:
 Single-family residential                                     --                   --                     1
 Consumer and other                                            --                   --                     2
                                                            -----                -----                ------

 Net (charge-offs) recoveries                                 (12)                 (11)                    1

 Provision for loan losses                                     16                   12                     3
                                                            -----                 ----                ------

Balance at end of period                                    $ 292                 $288                  $287
                                                            =====                 ====                ======

Allowance for loan losses
  as a percent of total
  loans outstanding                                          0.59%                0.64%                 0.73%
                                                            =====                 ====                ======

Ratio of net charge-offs
  to average loans outstanding                               0.02%                0.03%                   --%
                                                            =====                 ====                ======
</TABLE>


                                       13


<PAGE>



         The following table sets forth information concerning the allocation of
the Company's allowance for loan losses by loan category at the dates indicated.

<TABLE>
<CAPTION>
                                                                  September 30,
                                    -----------------------------------------------------------------------------------------------
                                                 1999                             1998                             1997
                                    -----------------------------------------------------------------------------------------------
                                                     Percent of                       Percent of                        Percent of
                                                      Loans to                         Loans to                          Loans to
                                       Amount        Total Loans        Amount        Total Loans        Amount        Total Loans
                                    -----------------------------------------------------------------------------------------------
                                                                         (Dollars in Thousands)
<S>                                   <C>              <C>            <C>              <C>              <C>               <C>

Single-family residential             $240              82.1%         $247               85.9%          $255               88.9%
Multi-family residential                10               3.3             9                3.1              5                1.7
Commercial real estate                  24               8.2            16                5.6             14                4.9
Other loans                             18               6.4            16                5.6             13                4.5
                                        --               ---            --                ---            ---              -----
         Total                        $292             100.0%         $288              100.0%          $287              100.0%
                                       ===             =====           ===              =====            ===              =====
</TABLE>


MORTGAGE-BACKED SECURITIES AND INVESTMENT SECURITIES

         GENERAL. Federally-chartered savings institutions have authority to
invest in various types of liquid assets, including United States Treasury
obligations, securities of various federal agencies and of state and municipal
governments, certificates of deposit at federally-insured banks and savings and
loan associations, certain bankers' acceptances and Federal funds. Subject to
various restrictions, federally-chartered savings institutions may also invest a
portion of their assets in commercial paper, corporate debt securities and
mutual funds, the assets of which conform to the investments that
federally-chartered savings institutions are otherwise authorized to make
directly.

         The Company's President has authority to implement the Company's
Board-approved investment policy. The President may make investments of up to
$500,000 without prior approval of the Board; however, the President generally
seeks Board approval on all investments over $250,000. All of such investments
are required to be reported to the Board for ratification at the next scheduled
meeting. Pursuant to the Company's investment policy, all securities are to be
purchased with the primary objective of safety of principal and liquidity and,
secondarily, with consideration given to the yield to be earned. The Company is
authorized to invest in U.S. Government and agency issues, mortgage-backed
securities issued by the Federal Home Loan Mortgage Corporation ("FHLMC"),
Federal National Mortgage Association ("FNMA") and Government National Mortgage
Association ("GNMA"), municipal bonds issued by state or local authorities
(which generally must be rated in one of the top categories by one of the
nationally recognized rating services) and certificates of deposit in insured
institutions up to a maximum of $99,000 per institution.

     MORTGAGE-BACKED SECURITIES. The Company maintains a significant portfolio
of mortgage- backed securities as a means of investing in housing-related
mortgage instruments without the costs

                                       14


<PAGE>



associated with originating mortgage loans for portfolio retention and with
limited credit risk of default which arises in holding a portfolio of loans to
maturity. Mortgage-backed securities (which also are known as mortgage
participation certificates or pass-through certificates) represent a
participation interest in a pool of single-family mortgages. The principal and
interest payments on mortgage-backed securities are passed from the mortgage
originators, as servicer, through intermediaries (generally U.S. Government
agencies and government-sponsored enterprises) that pool and repackage the
participation interests in the form of securities, to investors such as the
Company. Such U.S. Government agencies and government sponsored enterprises,
which guarantee the payment of principal and interest to investors, primarily
include the FHLMC, the FNMA and the GNMA.

         The FHLMC is a public corporation chartered by the U.S. Government and
owned by the 12 Federal Home Loan Banks and federally-insured savings
institutions. The FHLMC issues participation certificates backed principally by
conventional mortgage loans. The FHLMC guarantees the timely payment of interest
and the ultimate return of principal on participation certificates. The FNMA is
a private corporation chartered by the U.S. Congress with a mandate to establish
a secondary market for mortgage loans. The FNMA guarantees the timely payment of
principal and interest on FNMA securities. FHLMC and FNMA securities are not
backed by the full faith and credit of the United States, but because the FHLMC
and the FNMA are U.S. Government-sponsored enterprises, these securities are
considered to be among the highest quality investments with minimal credit
risks. The GNMA is a government agency within the Department of Housing and
Urban Development which is intended to help finance government-assisted housing
programs. GNMA securities are backed by FHA-insured and VA-guaranteed loans, and
the timely payment of principal and interest on GNMA securities are guaranteed
by the GNMA and backed by the full faith and credit of the U.S. Government.
Because the FHLMC, the FNMA and the GNMA were established to provide support for
low- and middle-income housing, there are limits to the maximum size of loans
that qualify for these programs. At September 30, 1999, the Company had an
aggregate of $4.0 million, or 44.0% of total mortgage-backed securities (held to
maturity and available for sale), invested in GNMA, FNMA and FHLMC certificates
and, as of such date, the Company had $5.1 million, or 56.0% of total
mortgage-backed securities, invested in seven collateralized mortgage
obligations ("CMOs").

         In contrast to pass-through mortgage-backed securities, in which cash
flow is received pro rata by all security holders, the cash flow from the
mortgages underlying a CMO is segmented and paid in accordance with a
predetermined priority to investors holding various CMO classes. By allocating
the principal and interest cash flows from the underlying collateral among the
separate CMO classes, different classes of bonds are created, each with its own
stated maturity, estimated average life, coupon rate and prepayment
characteristics. The Company's CMO's were issued by the GNMA and FNMA and are
performing in accordance with their terms. As of September 30, 1999, the Company
did not own any mortgage-related securities designated as "high-risk mortgage
securities" under OTS pronouncements.

                                       15


<PAGE>



         Mortgage-backed securities typically are issued with stated principal
amounts, and the securities are backed by pools of mortgages that have loans
with interest rates that are within a range and have varying maturities. The
underlying pool of mortgages can be composed of either fixed-rate or
adjustable-rate loans. As a result, the risk characteristics of the underlying
pool of mortgages, (i.e., fixed-rate or adjustable-rate) as well as prepayment
risk, are passed on to the certificate holder. The life of a mortgage-backed
pass-through security thus approximates the life of the underlying mortgages.

         Mortgage-backed securities generally yield less than the loans which
underlie such securities because of their payment guarantees or credit
enhancements which offer nominal credit risk. In addition, mortgage-backed
securities are more liquid than individual mortgage loans and may be used to
collateralize certain obligations. At September 30, 1999, none of the Company's
mortgage-backed securities were pledged as security for an obligation.
Mortgage-backed securities issued or guaranteed by the FNMA or the FHLMC (except
interest-only securities or the residual interests in CMOs) are weighted at no
more than 20.0% for risk-based capital purposes, compared to a weight of 50.0%
to 100.0% for residential loans.

         The Company's mortgage-backed securities are classified as either held
to maturity or available for sale based upon the Company's intent and ability to
hold such securities to maturity at the time of purchase, in accordance with
GAAP. The mortgage-backed securities of the Company which are held to maturity
are carried at cost, adjusted for the amortization of premiums and the accretion
of discounts using a method which approximates a level yield, while
mortgage-backed securities available for sale are carried at the lower of cost
or current market value. See Notes 1, 5 and 6 of the Notes to Consolidated
Financial Statements.

                                       16


<PAGE>



         The following table sets forth the composition of the Company's
mortgage-backed securities held to maturity at the dates indicated.

<TABLE>
<CAPTION>
                                                                      September 30,
                                           -----------------------------------------------------------------
                                                   1999                   1998                   1997
                                           -----------------------------------------------------------------
                                                                 (Dollars in Thousands)
<S>                                              <C>                  <C>                    <C>
GNMA certificates                                 $   18                 $   19                 $   40
FNMA certificates                                  1,013                  1,405                  1,591
FHLMC certificates                                 1,703                  2,107                  2,600
Collateralized mortgage
 obligations                                       1,584                  1,593                    356
                                                   -----                  -----                 ------
    Total mortgage-backed
      securities held to maturity                  4,318                  5,124                  4,587

Unamortized premiums                                 131                    155                    123
Unearned discounts                                    (6)                   (10)                   (14)
                                                  ------                 ------                 ------
    Net mortgage-backed securities
      held to maturity                            $4,443                 $5,269                 $4,696
                                                  ======                 ======                 ======

Weighted average interest rate                      6.31%                  6.66%                  6.01%
                                                  ======                 ======                 ======
</TABLE>

         The following table sets forth the composition of the Company's
mortgage-backed securities available for sale at the dates indicated.

<TABLE>
<CAPTION>
                                                                      September 30,
                                           -------------------------------------------------------------------
                                                   1999                   1998                   1997
                                           -------------------------------------------------------------------
                                                                 (Dollars in Thousands)
<S>                                             <C>                   <C>                     <C>
GNMA certificates                                $  445                 $  613                 $  831
FNMA certificates                                   461                    571                    854
FHLMC certificates                                  318                    445                    575
Collateralized mortgage
 obligations                                      3,644                  3,983                    848
                                                  -----                  -----                 ------
    Total mortgage-backed
      securities available for sale               4,868                  5,612                  3,108

Unamortized premiums                                 37                     41                     27
Unearned discounts                                 (121)                  (133)                   (36)
Unrealized holding gain (loss)
  on mortgage-backed securities
  available for sale                                (81)                    98                     31
                                                 ------                  -----                 ------
    Net mortgage-backed securities
      available for sale                         $4,703                 $5,618                 $3,130
                                                 ======                  =====                  =====

Weighted average interest rate                     5.85%                  6.46%                  6.67%
                                                 ======                   ====                  =====
</TABLE>

                                       17

<PAGE>


     The following table sets forth the activity in the Company's aggregate
mortgage-backed securities portfolio (held to maturity and available for sale)
during the periods indicated.

<TABLE>
<CAPTION>
                                                                        At or For the Year Ended
                                                                              September 30,
                                                ------------------------------------------------------------
                                                        1999                    1998             1997
                                                ------------------------------------------------------------
                                                                          (In Thousands)
<S>                                                  <C>                   <C>                <C>
Mortgage-backed securities at
  beginning of period                                $ 10,887              $  7,826           $  7,766
Purchases                                                  --                 4,375              1,124
Repayments                                             (1,549)               (1,357)            (1,081)
Sales                                                      --                    --                 --
Accretion and amortization, net                           (13)                  (23)               (18)
Net change in unrealized holding
  gain on available for sale securities                  (179)                   66                 35
                                                     --------              --------           --------
Mortgage-backed securities at
  end of period                                      $  9,146              $ 10,887           $  7,826
                                                     ========              ========           ========
</TABLE>

         At September 30, 1999, the weighted average contractual maturity of the
Company's aggregate mortgage-backed securities (held to maturity and available
for sale) was approximately 24 years. The actual maturity of a mortgage-backed
security is less than its stated maturity due to prepayments of the underlying
mortgages. Prepayments that are faster than anticipated may shorten the life of
the security and adversely affect its yield to maturity. The yield is based upon
the interest income and the amortization of any premium or discount related to
the mortgage-backed security. In accordance with GAAP, premiums and discounts
are amortized over the estimated lives of the securities, which decrease and
increase interest income, respectively. The prepayment assumptions used to
determine the amortization period for premiums and discounts can significantly
affect the yield of the mortgage-backed security, and these assumptions are
reviewed periodically to reflect actual prepayments. Although prepayments of
underlying mortgages depend on many factors, the difference between the interest
rates on the underlying mortgages and the prevailing mortgage interest rates
generally is the most significant determinant of the rate of prepayments. During
periods of falling mortgage interest rates, if the coupon rate of the underlying
mortgages exceeds the prevailing market interest rates offered for mortgage
loans, refinancing generally increases and accelerates the prepayment of the
underlying mortgages and the related security. Under such circumstances, the
Company may be subject to reinvestment risk because to the extent that the
Company's mortgage-related securities amortize or prepay faster than
anticipated, the Company may not be able to reinvest the proceeds of such
repayments and prepayments at a comparable rate.

     INVESTMENT SECURITIES. The following table sets forth certain information
relating to the Company's investment securities held to maturity at the dates
indicated.

                                       18


<PAGE>


<TABLE>
<CAPTION>
                                                                     September 30,
                                         --------------------------------------------------------------------------
                                                  1999                    1998                    1997
                                         --------------------------------------------------------------------------
                                                                     (In Thousands)
<S>                                          <C>                      <C>                      <C>
U.S. Government agency
  securities                                  $  495                   $  849                  $4,380
Municipal bonds                                1,091                    1,473                   1,628
Certificates of deposit                          190                      483                     779
FHLB stock                                       541                      505                     470
                                              ------                   ------                  ------
     Total                                    $2,317                   $3,310                  $7,257
                                              ======                   ======                  ======
</TABLE>

         The following table sets forth certain information relating to the
Company's investment securities available for sale at the dates indicated.

<TABLE>
<CAPTION>
                                                                      September 30,
                                        ----------------------------------------------------------------------------
                                                 1999                      1998                     1997
                                        -----------------------------------------------------------------------------
                                                                      (In Thousands)
<S>                                            <C>                       <C>                    <C>
U.S. Government agency
securities                                     $800                      $600                   $1,549
Obligations of states and
 political subdivisions                          --                        --                      140
                                              -----                    ------                    -----
  Total investment
   securities available
   for sale                                     800                       600                    1,689
Unrealized holding gain
(loss) on investment
securities available for sale                    (9)                       10                        5
                                              -----                      ----                 --------
Net investment securities
 available for sale                            $791                      $610                   $1,694
                                                ===                       ===                    =====
</TABLE>

             The following table sets forth certain information regarding the
maturities of the Company's investment securities at September 30, 1999.

<TABLE>
<CAPTION>
                                                                 Contractually Maturing
                         ----------------------------------------------------------------------------------------------------
                                       Weighted                  Weighted                   Weighted                 Weighted
                           Under 1     Average                   Average                    Average      Over 10      Average
                            Year        Yield      1-5 Years      Yield      6-10 Years      Yield        Years        Yield
                         ---------   ---------    ---------    ---------    ----------    ----------    --------    ---------
                                                                 (Dollars in Thousands)
<S>                      <C>         <C>          <C>          <C>          <C>           <C>           <C>         <C>
U.S. Government
  agency securities        $ --           --%      $  839          6.73%        $447          7.59%      $ --          --%
Municipal bonds              --           --          810          5.24          281          4.98         --          --
Certificates of deposit     190         6.31           --            --           --            --         --          --
FHLB stock                   --           --           --            --           --            --        541        7.30
                           -----       ------     --------        ------        -----       ------      -----        ----
      Total                $190         6.31%      $1,649          6.00%        $728          6.59%      $541        7.30%
                           =====       ======     ========        ======        =====       =======     =====       =====
</TABLE>

         The Company's investment securities are classified as either held to
maturity or available for sale at the time of purchase, in accordance with
Generally Accepted Accounting Principles.

                                       19

<PAGE>


SOURCES OF FUNDS

         GENERAL. The Company's principal source of funds for use in lending and
for other general business purposes has traditionally come from deposits
obtained through its main and branch offices. The Company also derives funds
from amortization and prepayments of outstanding loans and mortgage-backed
securities, from maturing investment securities and, occasionally, from advances
from the FHLB of Cincinnati. Loan repayments are a relatively stable source of
funds, while deposit inflows and outflows are significantly influenced by
general interest rates and money market conditions. The Company may use
borrowings to supplement its deposits as a source of funds.

         DEPOSITS. The Company's current deposit products primarily include
passbook accounts and certificates of deposit ranging in terms from six months
to 37 months, and to a lesser extent, demand accounts. The Company's deposit
products also include Individual Retirement Account ("IRA") certificates.

         The Company's deposits are obtained from residents in its primary
market area. The Company attracts local deposit accounts by offering competitive
interest rates. The Company utilizes traditional marketing methods to attract
new customers and savings deposits, including print media and radio advertising.

         The following table sets forth the dollar amount and average interest
rates of deposits in the various types of deposit programs offered by the
Company at the dates indicated.

<TABLE>
<CAPTION>
                                                                           September 30,
                                ---------------------------------------------------------------------------------------------------
                                              1999                              1998                               1997
                                ---------------------------------------------------------------------------------------------------
                                    Amount         Percentage      Amount          Percentage         Amount           Percentage
                                ---------------------------------------------------------------------------------------------------
                                                                     (Dollars in Thousands)
<S>                            <C>                 <C>           <C>               <C>               <C>               <C>
Certificate accounts:
  2.00 - 4.00%                   $   531               1.1%       $   290                .7%         $ 1,006               2.2%
  4.01 - 6.00%                    25,950              54.4         20,307              44.7           13,142               29.2
  6.01 - 8.00%                     9,787              20.5         14,514              31.9           20,630               45.9
                                 -------            ------         ------            ------           ------             ------

Total certificate accounts        36,268              76.0         35,111              77.3           34,778               77.3
                                  ------           -------         ------            ------           ------             ------

Transaction accounts:
  Passbook accounts                9,258              19.4          8,797              19.4            9,054               20.1
  Christmas Club                     103                .2             98                .2               91                 .2
  Demand accounts                  2,114               4.4          1,431               3.1            1,070                2.4
                                 -------           -------        -------           -------           ------            -------
Total transaction accounts        11,475              24.0         10,326              22.7           10,215               22.7
                                  ------            ------         ------            ------           ------             ------

Total deposits                   $47,743             100.0%       $45,437             100.0%         $44,993              100.0%
                                  ======             =====         ======             =====           ======              =====
</TABLE>

         The following table sets forth the savings activities of the Company
during the periods indicated.

                                       20


<PAGE>




<TABLE>
<CAPTION>
                                                                   Year Ended
                                                                  September 30,
                                           -----------------------------------------------------------------
                                                   1999               1998                1997
                                           -----------------------------------------------------------------
                                                                 (In Thousands)
<S>                                              <C>                 <C>                <C>
Deposits                                         $46,336             $37,946            $35,414
Withdrawals                                      (45,805)            (39,377)           (37,046)
                                                 --------            --------           -------
  Net increase (decrease)
    before interest credited                         531              (1,431)            (1,632)
Interest credited                                  1,775               1,875              1,816
                                                --------               -----             ------
  Net increase (decrease) in
    deposits                                     $ 2,306             $   444            $   184
                                                 =======               =====            =======
</TABLE>


         The following table shows the contractual interest rate and maturity
information for the Company's certificates of deposit at September 30, 1999.

<TABLE>
<CAPTION>
                                                                  Maturity Date
                        -------------------------------------------------------------------------------------------
                             One Year               Over                Over                 Over
                              or Less             1-2 Years           2-3 Years             3 Years         Total
                        -----------------    -----------------   -----------------    -----------------   ---------
                                                                  (In Thousands)
<S>                      <C>                  <C>                 <C>                      <C>          <C>
 2.00 -  4.00%             $   531               $   --              $   --                $  --          $   531
 4.01 -  6.00%              22,826                2,690               2,741                   --           28,257
 6.01 -  8.00%               2,174                4,808                 498                    -            7,480
                           -------                -----              ------                -----          -------
   Total                   $25,531               $7,498              $3,239                $  --          $36,268
                            ======                =====               =====                =====           ======
</TABLE>


         The following table sets forth the maturities of the Company's
certificates of deposit having principal amounts of $100,000 or more at
September 30, 1999. The Company does not use brokered deposits and the
substantial majority of all funds are from within the local market area.

<TABLE>
<CAPTION>
                Certificates of deposit maturing
                       in quarter ending:
             ------------------------------------------    -------------------------
                                                                (In Thousands)
<S>                                                        <C>
            December 31, 1999                                    $  762
            March 31, 2000                                          629
            June 30, 2000                                           530
            September 30, 2000                                    1,034
            After September 30, 2000

                                                                  1,393
                                                                 ------
        Total certificates of deposit with
          balances of $100,000 or more                           $4,348
                                                                 ======
</TABLE>

     BORROWINGS. The Company may obtain advances from the FHLB of Cincinnati
upon the security of the common stock it owns in that bank and certain of its
residential mortgage loans and

                                       21


<PAGE>



securities held to maturity, provided certain standards related to
creditworthiness have been met. Such advances are made pursuant to several
credit programs, each of which has its own interest rate and range of
maturities. At September 30, 1999, the Company had $7.8 million in outstanding
advances from the FHLB of Cincinnati.

         The following table sets forth the maximum month-end balance and
average balance of the Company's FHLB advances during the periods indicated.

<TABLE>
<CAPTION>
                                                                     Year Ended
                                                                   September 30,
                                      ----------------------------------------------------------------------------------
                                                  1999                     1998                   1997
                                      ----------------------------------------------------------------------------------
                                                               (Dollars in Thousands)
<S>                                              <C>                   <C>                   <C>
Maximum balance                                  $7,846                $7,004                $3,300
Average balance                                   7,123                 6,296                 1,318
Year end balance                                  7,846                 7,004                 3,300
Weighted average
  interest rate:
    At end of year                                 5.33%                 5.34%                 6.25%
    During the year                                5.18                  5.43                  5.61
</TABLE>

SUBSIDIARIES

         The Savings Bank is permitted to invest up to 2% of its assets in the
capital stock of, or secured or unsecured loans to, subsidiary corporations,
with an additional investment of 1% of assets when such additional investment is
utilized primarily for community development purposes. The Savings Bank has no
subsidiaries.

COMPETITION

         The Company faces strong competition both in attracting deposits and
making real estate loans. Its most direct competition for deposits has
historically come from other savings associations, credit unions and commercial
banks located within 15 miles of Ironton, which covers Lawrence County, Ohio,
Boyd and Greenup Counties, Kentucky and Cabell County, West Virginia, including
many large financial institutions which have greater financial and marketing
resources available to them.

         The Company's primary market area is Lawrence County, Ohio. Lawrence
County has three banks with nine offices and four thrift institutions with eight
offices which all compete for deposits and loans. Lawrence County has a very
competitive financial institution market dominated in total deposits by banks.
The Company is much smaller in size than many of its competitors in terms of
assets and is less diversified.

                                       22


<PAGE>



         In addition, during times of high interest rates, the Company has faced
additional significant competition for investors' funds from short-term money
market securities, mutual funds and other corporate and government securities.
The ability of the Company to attract and retain savings deposits depends on its
ability to generally provide a rate of return, liquidity and risk comparable to
that offered by competing investment opportunities.

         The Company experiences strong competition for real estate loans
principally from other savings associations, commercial banks and mortgage
banking companies. The Company competes for loans principally through interest
rates, by minimizing loan fees, and the efficiency and quality of services it
provides borrowers. Competition may increase as a result of the continuing
reduction of restrictions on the interstate operations of financial
institutions.

REGULATION

         SET FORTH BELOW IS A BRIEF DESCRIPTION OF THOSE LAWS AND REGULATIONS
WHICH, TOGETHER WITH THE DESCRIPTIONS OF LAWS AND REGULATIONS CONTAINED
ELSEWHERE HEREIN, ARE DEEMED MATERIAL TO AN INVESTOR'S UNDERSTANDING OF THE
EXTENT TO WHICH THE COMPANY AND THE SAVINGS BANK ARE REGULATED. THE DESCRIPTION
OF THE LAWS AND REGULATIONS HEREUNDER, AS WELL AS DESCRIPTIONS OF LAWS AND
REGULATIONS CONTAINED ELSEWHERE HEREIN, DOES NOT PURPORT TO BE COMPLETE AND IS
QUALIFIED IN ITS ENTIRETY BY REFERENCE TO APPLICABLE LAWS AND REGULATIONS.
CERTAIN FEDERAL BANKING LAWS HAVE BEEN RECENTLY AMENDED. SEE "REGULATION--THE
COMPANY--FINANCIAL MODERNIZATION."

         THE COMPANY. The Company, as a savings and loan holding company within
the meaning of the Home Owners Loan Act ("HOLA"), has registered with the OTS
and is subject to OTS regulations, examinations, supervision and reporting
requirements. As a subsidiary of a savings and loan holding company, the Savings
Bank is subject to certain restrictions in its dealings with the Company and
affiliates thereof.

         ACTIVITIES RESTRICTIONS. There are generally no restrictions on the
activities of a savings and loan holding company which holds only one subsidiary
savings institution. However, if the Director of the OTS determines that there
is reasonable cause to believe that the continuation by a savings and loan
holding company of an activity constitutes a serious risk to the financial
safety, soundness or stability of its subsidiary savings institution, the
Director may impose such restrictions as deemed necessary to address such risk,
including limiting (i) payment of dividends by the savings institution; (ii)
transactions between the savings institution and its affiliates; and (iii) any
activities of the savings institution that might create a serious risk that the
liabilities of the holding company and its affiliates may be imposed on the
savings institution. Notwithstanding the above rules as to permissible business
activities of unitary savings and loan holding companies, if the savings
institution subsidiary of such a holding company fails to meet the QTL test, as
discussed under "--The Savings Bank--Qualified Thrift Lender Test," then such
unitary holding company also shall become subject to the activities restrictions
applicable to multiple savings and loan holding companies and, unless the
savings institution requalifies as a QTL within one year thereafter, shall
register as, and become subject to the restrictions applicable to, a bank
holding company. See "--The Savings Bank--Qualified Thrift Lender Test."

                                       23


<PAGE>



         If the Company were to acquire control of another savings institution,
other than through merger or other business combination with the Savings Bank,
the Company would thereupon become a multiple savings and loan holding company.
Except where such acquisition is pursuant to the authority to approve emergency
thrift acquisitions and where each subsidiary savings institution meets the QTL
test, as set forth below, the activities of the Company and any of its
subsidiaries (other than the Savings Bank or other subsidiary savings
institutions) would thereafter be subject to further restrictions. Among other
things, no multiple savings and loan holding company or subsidiary thereof which
is not a savings institution shall commence or continue for a limited period of
time after becoming a multiple savings and loan holding company or subsidiary
thereof any business activity, upon prior notice to, and no objection by the
OTS, other than: (i) furnishing or performing management services for a
subsidiary savings institution; (ii) conducting an insurance agency or escrow
business; (iii) holding, managing, or liquidating assets owned by or acquired
from a subsidiary savings institution; (iv) holding or managing properties used
or occupied by a subsidiary savings institution; (v) acting as trustee under
deeds of trust; (vi) those activities authorized by regulation as of March 5,
1987 to be engaged in by multiple savings and loan holding companies; or (vii)
unless the Director of the OTS by regulation prohibits or limits such activities
for savings and loan holding companies, those activities authorized by the
Federal Reserve Board ("FRB") as permissible for bank holding companies. Those
activities described in (vii) above also must be approved by the Director of the
OTS prior to being engaged in by a multiple savings and loan holding company.

         LIMITATIONS ON TRANSACTIONS WITH AFFILIATES. Transactions between
savings institutions and any affiliate are governed by Sections 23A and 23B of
the Federal Reserve Act. An affiliate of a savings institution is any company or
entity which controls, is controlled by or is under common control with the
savings institution. In a holding company context, the parent holding company of
a savings institution (such as the Company) and any companies which are
controlled by such parent holding company are affiliates of the savings
institution. Generally, Sections 23A and 23B (i) limit the extent to which the
savings institution or its subsidiaries may engage in "covered transactions"
with any one affiliate to an amount equal to 10% of such institution's capital
stock and surplus, and contain an aggregate limit on all such transactions with
all affiliates to an amount equal to 20% of such capital stock and surplus and
(ii) require that all such transactions be on terms substantially the same, or
at least as favorable, to the institution or subsidiary as those provided to a
non-affiliate. The term "covered transaction" includes the making of loans,
purchase of assets, issuance of a guarantee and other similar transactions. In
addition to the restrictions imposed by Sections 23A and 23B, no savings
institution may (i) loan or otherwise extend credit to an affiliate, except for
any affiliate which engages only in activities which are permissible for bank
holding companies, or (ii) purchase or invest in any stocks, bonds, debentures,
notes or similar obligations of any affiliate, except for affiliates which are
subsidiaries of the savings institution.

         In addition, Sections 22(h) and (g) of the Federal Reserve Act places
restrictions on loans to executive officers, directors and principal
stockholders. Under Section 22(h), loans to a director, an executive officer and
to a greater than 10% stockholder of a savings institution, and certain
affiliated interests of either, may not exceed, together with all other
outstanding loans to such person and affiliated interests, the savings
institution's loans to one borrower limit (generally equal to 15% of


                                       24

<PAGE>


the institution's unimpaired capital and surplus). Section 22(h) also requires
that loans to directors, executive officers and principal stockholders be made
on terms substantially the same as offered in comparable transactions to other
persons unless the loans are made pursuant to a benefit or compensation program
that (i) is widely available to employees of the institution and (ii) does not
give preference to any director, executive officer or principal stockholder, or
certain affiliated interests of either, over other employees of the savings
institution. Section 22(h) also requires prior board approval for certain loans.
In addition, the aggregate amount of extensions of credit by a savings
institution to all insiders cannot exceed the institution's unimpaired capital
and surplus. Furthermore, Section 22(g) places additional restrictions on loans
to executive officers. At September 30, 1999, the Savings Bank was in compliance
with the above restrictions.

         RESTRICTIONS ON ACQUISITIONS. Except under limited circumstances,
savings and loan holding companies are prohibited from acquiring, without prior
approval of the Director of the OTS, (i) control of any other savings
institution or savings and loan holding company or substantially all the assets
thereof or (ii) more than 5% of the voting shares of a savings institution or
holding company thereof which is not a subsidiary. Except with the prior
approval of the Director of the OTS, no director or officer of a savings and
loan holding company or person owning or controlling by proxy or otherwise more
than 25% of such company's stock, may acquire control of any savings
institution, other than a subsidiary savings institution, or of any other
savings and loan holding company.

         The Director of the OTS may only approve acquisitions resulting in the
formation of a multiple savings and loan holding company which controls savings
institutions in more than one state if (i) the multiple savings and loan holding
company involved controls a savings institution which operated a home or branch
office located in the state of the institution to be acquired as of March 5,
1987; (ii) the acquiror is authorized to acquire control of the savings
institution pursuant to the emergency acquisition provisions of the Federal
Deposit Insurance Act ("FDIA"); or (iii) the statutes of the state in which the
institution to be acquired is located specifically permit institutions to be
acquired by the state-chartered institutions or savings and loan holding
companies located in the state where the acquiring entity is located (or by a
holding company that controls such state-chartered savings institutions).

         Under the Bank Holding Company Act of 1956, the FRB is authorized to
approve an application by a bank holding company to acquire control of a savings
institution. In addition, a bank holding company that controls a savings
institution may merge or consolidate the assets and liabilities of the savings
institution with, or transfer assets and liabilities to, any subsidiary bank
which is a member of the BIF with the approval of the appropriate federal
banking agency and the FRB. As a result of these provisions, there have been a
number of acquisitions of savings institutions by bank holding companies in
recent years.

         FINANCIAL MODERNIZATION. Under the Gramm-Leach-Bliley Act enacted into
law on November 12, 1999, no company may acquire control of a savings and loan
holding company after May 4, 1999, unless the company is engaged only in
activities traditionally permitted to a multiple savings and loan holding
company or newly permitted to a financial holding company under Section 4(k) of
the Bank Holding Company Act. Existing savings and loan holding companies and
those


                                       25

<PAGE>

formed pursuant to an application filed with the Office of Thrift Supervision
before May 4, 1999, may engage in any activity including non-financial or
commercial activities provided such companies control only one savings and loan
association that meets the Qualified Thrift Lender test. Corporate
reorganizations are permitted, but the transfer of grandfathered unitary thrift
holding company status through acquisition is not permitted.

         THE SAVINGS BANK. The OTS has extensive authority over the operations
of federally chartered savings institutions. As part of this authority, savings
institutions are required to file periodic reports with the OTS and are subject
to periodic examinations by the OTS and the FDIC. The last regulatory
examination of the Savings Bank by the OTS was as of September 30, 1999. The
investment and lending authority of savings institutions are prescribed by
federal laws and regulations, and such institutions are prohibited from engaging
in any activities not permitted by such laws and regulations. Those laws and
regulations generally are applicable to all federally chartered savings
institutions and may also apply to state-chartered savings institutions. Such
regulation and supervision is primarily intended for the protection of
depositors.

         The OTS' enforcement authority over all savings institutions and their
holding companies 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 unsafe or unsound practices. Other
actions or inactions may provide the basis for enforcement action, including
misleading or untimely reports filed with the OTS.

         INSURANCE OF ACCOUNTS. The deposits of the Savings Bank are currently
insured by the SAIF of the FDIC. Both the SAIF and the Bank Insurance Fund
("BIF"), the federal deposit insurance fund that covers commercial bank
deposits, are required by law to attain and thereafter maintain a reserve ratio
of 1.25% of insured deposits.

         The BIF fund met its target reserve level in September 1995, but the
SAIF was not expected to meet its target reserve level until at least 2002.
Consequently, in late 1995, the FDIC approved a final rule regarding deposit
insurance premiums which, effective with respect to the semiannual premium
assessment beginning January 1, 1996, reduced deposit insurance premiums for BIF
member institutions to zero basis points (subject to an annual minimum of
$2,000) for institutions in the lowest risk category. Deposit insurance premiums
for SAIF members were maintained at their existing levels (23 basis points for
institutions in the lowest risk category).

         On September 30, 1996, President Clinton signed into law legislation
which eliminated the premium differential between SAIF-insured institutions and
BIF-insured institutions by recapitalizing the SAIF's reserves to the required
ratio. The legislation provided that all SAIF member institutions pay a one-time
special assessment to recapitalize the SAIF, which in the aggregate was
sufficient to bring the reserve ratio of the SAIF to 1.25% of insured deposits.
The legislation also provided for the merger of the BIF and the SAIF, with such
merger being conditioned upon the prior elimination of the thrift charter.


                                       26

<PAGE>

         Effective October 8, 1996, FDIC regulations imposed a one-time special
assessment of 65.7 basis points on SAIF-assessable deposits as of March 31,
1995, which was collected on November 27, 1996. The Savings Bank's one-time
special assessment amounted to $269,363 ($177,780 net of related tax benefits).
The payment of such special assessment had the effect of immediately reducing
the Savings Bank's capital by such an amount. Nevertheless, management does not
believe that this one-time special assessment will have a material adverse
effect on the Company's consolidated financial condition or cause non-compliance
with the Savings Bank's regulatory capital requirements.

         In the fourth quarter of 1996, the FDIC lowered the assessment rates
for SAIF members to reduce the disparity in the assessment rates paid by BIF and
SAIF members. Beginning October 1, 1996, effective SAIF rates generally ranged
from zero basis points to 27 basis points, except that during the fourth quarter
of 1996, the rates for SAIF members ranged from 18 basis points to 27 basis
points in order to include assessments paid to the Financing Corporation
("FICO"). From 1997 trough 1999, SAIF members will pay 6.4 basis points to fund
the FICO, while BIF member institutions will pay about 1.3 basis points. The
Savings Bank's insurance premiums, which have amounted to 23 basis points have
been reduced to 6.4 basis points, effective January 1, 1997.

         The FDIC may terminate the deposit insurance of any insured depository
institution, including the Savings Bank, if it determines after a hearing that
the institution has engaged or is engaging in unsafe or unsound practices, is in
an unsafe or unsound condition to continue operations, or has violated any
applicable law, regulation, order or any condition imposed by an agreement with
the FDIC. It also may suspend deposit insurance temporarily during the hearing
process for the permanent termination of insurance, if the institution has no
tangible capital. If insurance of accounts is terminated, the accounts at the
institution at the time of the termination, less subsequent withdrawals, shall
continue to be insured for a period of six months to two years, as determined by
the FDIC. Management is aware of no existing circumstances which would result in
termination of the Savings Bank's deposit insurance.

         REGULATORY CAPITAL REQUIREMENTS. OTS capital regulations require
savings institutions to satisfy minimum capital standards: risk-based capital
requirements, a leverage requirement and a tangible capital requirement. Savings
institutions must meet each of these standards in order to be deemed in
compliance with OTS capital requirements. In addition, the OTS may require a
savings institutions to maintain capital above the minimum capital levels.

         All savings institutions are required to meet a minimum risk-based
capital requirement of total capital (core capital plus supplementary capital)
equal to 8% of risk-weighted assets (which includes the credit risk equivalents
of certain off-balance sheet items). In calculating total capital for purposes
of the risk-based requirement, supplementary capital may not exceed 100% of core
capital. Under the leverage requirement, a savings institution is required to
maintain core capital equal to a minimum of 3% of adjusted total assets. (In
addition, under the prompt corrective action provisions of the OTS regulations,
all but the most highly-rated institutions must maintain a minimum leverage
ratio of 4% in order to be adequately capitalized. See "--Prompt Corrective
Action.") A savings


                                       27

<PAGE>

institution is also required to maintain tangible capital in an amount at least
equal to 1.5% of its adjusted total assets.

         The foregoing capital requirements are viewed as minimum standards by
the OTS, and most institutions are expected to maintain capital levels well
above the minimum. In addition, the OTS regulations provide that minimum capital
levels higher than those provided in the regulations may be established by the
OTS for individual savings institutions, upon a determination that the savings
institution's capital is or may become inadequate in view of its circumstances.
The OTS regulations provide that higher individual minimum regulatory capital
requirements may be appropriate in circumstances where, among others: (1) a
savings institution has a high degree of exposure to interest rate risk,
prepayment risk, credit risk, concentration of credit risk, certain risks
arising from nontraditional activities, or similar risks or a high proportion of
off-balance sheet risk; (2) a savings institution is growing, either internally
or through acquisitions, at such a rate that supervisory problems are presented
that are not dealt with adequately by OTS regulations; and (3) a savings
institution may be adversely affected by activities or condition of its holding
company, affiliates, subsidiaries or other persons or savings institutions with
which it has significant business relationships. The Savings Bank is not subject
to any such individual minimum regulatory capital requirement.

         In March 1999, the federal banking agencies amended their risk-based
and leverage capital standards to make uniform their regulations. In particular,
the agencies made risk-based capital treatments for construction loans on
presold residential properties, real estate loans secured by junior liens on
1-to 4-family residential properties, and investments in mutual funds consistent
among the agencies, and simplified and made uniform the agencies' Tier 1
leverage capital standards. The most highly-rated institutions must maintain a
minimum Tier 1 leverage ratio of 3.0 percent, with all other institutions
required to maintain a minimum leverage ratio of 4.0 percent. The OTS
regulations now state that higher-than-minimum capital levels may be required if
warranted, and that institutions should maintain capital levels consistent with
their risk exposures.

         Any savings institution that fails any of the capital requirements is
subject to possible enforcement actions by the OTS or the FDIC. Such actions
could include a capital directive, a cease and desist order, civil money
penalties, the establishment of restrictions on the institution's operations,
termination of federal deposit insurance and the appointment of a conservator or
receiver. The OTS' capital regulation provides that such actions, through
enforcement proceedings or otherwise, could require one or more of a variety of
corrective actions.

         PROMPT CORRECTIVE ACTION. Under Section 38 of the Federal Deposit
Insurance Act ("FDIA"), each federal banking agency was required to implement a
system of prompt corrective action for institutions which it regulates. The
federal banking agencies, including the OTS, adopted substantially similar
regulations to implement Section 38 of the FDIA, effective as of December 19,
1992. Under the regulations, an institution is deemed to be (i) "well
capitalized" if it has total risk-based capital of 10.0% or more, has a Tier 1
risk-based capital ratio of 6.0% or more, has a Tier 1 leverage capital ratio of
5.0% or more and is not subject to any order or final capital directive to meet


                                       28

<PAGE>

and maintain a specific capital level for any capital measure, (ii) "adequately
capitalized" if it has a total risk-based capital ratio of 8.0% or more, a Tier
1 risk-based capital ratio of 4.0% or more and a Tier 1 leverage capital ratio
of 4.0% or more (3.0% under certain circumstances) and does not meet the
definition of "well capitalized," (iii) "undercapitalized" if it has a total
risk-based capital ratio that is less than 8.0%, a Tier 1 risk-based capital
ratio that is less than 4.0% or a Tier 1 leverage capital ratio that is less
than 4.0% (3.0% under certain circumstances), (iv) "significantly
undercapitalized" if it has a total risk-based capital ratio that is less than
6.0%, a Tier 1 risk-based capital ratio that is less than 3.0% or a Tier 1
leverage capital ratio that is less than 3.0%, and (v) "critically
undercapitalized" if it has a ratio of tangible equity to total assets that is
equal to or less than 2.0%. Section 38 of the FDIA and the regulations
promulgated thereunder also specify circumstances under which a federal banking
agency may reclassify a well capitalized institution as adequately capitalized
and may require an adequately capitalized institution or an undercapitalized
institution to comply with supervisory actions as if it were in the next lower
category (except that the FDIC may not reclassify a significantly
undercapitalized institution as critically undercapitalized).

         An institution generally must file a written capital restoration plan
which meets specified requirements with an appropriate federal banking agency
within 45 days of the date that the institution receives notice or is deemed to
have notice that it is undercapitalized, significantly undercapitalized or
critically undercapitalized. A federal banking agency must provide the
institution with written notice of approval or disapproval within 60 days after
receiving a capital restoration plan, subject to extensions by the agency.

         An institution which is required to submit a capital restoration plan
must concurrently submit a performance guaranty by each company that controls
the institution. Such guaranty shall be limited to the lesser of (i) an amount
equal to 5.0% of the institution's total assets at the time the institution was
notified or deemed to have notice that it was undercapitalized or (ii) the
amount necessary to restore the relevant capital measures of the institution to
the levels required for the institution to be classified as adequately
capitalized. Such a guarantee shall expire after the federal banking agency
notifies the institution that it has remained adequately capitalized for each of
four consecutive calendar quarters. An institution which fails to submit a
written capital restoration plan within the requisite period, including any
required performance guarantee(s), or fails in any material respect to implement
a capital restoration plan, shall be subject to the restrictions in Section 38
of the FDIA which are applicable to significantly undercapitalized institutions.

         Immediately upon becoming undercapitalized, an institution shall become
subject to the provisions of Section 38 of the FDIA (i) restricting payment of
capital distributions and management fees, (ii) requiring that the appropriate
federal banking agency monitor the condition of the institution and its efforts
to restore its capital, (iii) requiring submission of a capital restoration
plan, (iv) restricting the growth of the institution's assets and (v) requiring
prior approval of certain expansion proposals. The appropriate federal banking
agency for an undercapitalized institution also may take any number of
discretionary supervisory actions if the agency determines that any of these
actions is necessary to resolve the problems of the institution at the least
possible long-term cost to


                                       29

<PAGE>

the deposit insurance fund, subject in certain cases to specified procedures.
These discretionary supervisory actions include requiring the institution to
raise additional capital; restricting transactions with affiliates; restricting
interest rates paid by the institution on deposits; requiring replacement of
senior executive officers and directors; restricting the activities of the
institution and its affiliates; requiring divestiture of the institution or the
sale of the institution to a willing purchaser; and any other supervisory action
that the agency deems appropriate. These and additional mandatory and permissive
supervisory actions may be taken with respect to significantly undercapitalized
and critically undercapitalized institutions.

         At September 30, 1999, the Savings Bank was deemed a "well capitalized"
institution for purposes of the above regulations and as such was not subject to
the above mentioned restrictions.

         LIQUIDITY REQUIREMENTS. All savings institutions 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. The liquidity requirement may vary from
time to time (between 4% and 10%) depending upon economic conditions and savings
flows of all savings institutions. At the present time, the required minimum
liquid asset ratio is 4%. At September 30, 1999, the Savings Bank's liquidity
ratio was 4.3%.

         CAPITAL DISTRIBUTIONS. OTS regulations govern capital distributions by
savings institutions, which include cash dividends, stock redemptions or
repurchases, cash-out mergers, interest payments on certain convertible debt and
other transactions charged to the capital account of a savings institution to
make capital distributions.

         In January 1999, the OTS amended its capital distribution regulation to
bring such regulations into greater conformity with the other bank regulatory
agencies. Under the regulation, certain savings institutions would not be
required to file with the OTS. Specifically, savings institutions that would be
well capitalized following a capital distribution would not be subject to any
requirement for notice or application unless the total amount of all capital
distributions, including any proposed capital distribution, for the applicable
calendar year would exceed an amount equal to the savings institution's net
income for that year to date plus the savings institution's retained net income
for the preceding two years. Because the Savings Bank is a subsidiary of the
Company, the regulation, however, would require the Savings Bank to provide
notice to the OTS of its intent to make a capital distribution, unless an
application is otherwise required. The Savings Bank does not believe that the
regulation will adversely affect its ability to make capital distributions.

         LOANS TO ONE BORROWER. The permissible amount of loans-to-one borrower
now generally follows the national bank standard for all loans made by savings
institutions, as compared to the pre-FIRREA rule that applied that standard only
to commercial loans made by federally chartered savings institutions. The
national bank standard generally does not permit loans-to-one borrower to exceed
15% of unimpaired capital and unimpaired surplus. Loans in an amount equal to an
additional 10% of unimpaired capital and unimpaired surplus also may be made to
a borrower if the loans are fully secured by readily marketable securities. If a
savings institution's aggregate lending


                                       30

<PAGE>

limitation is less than $500,000, then, notwithstanding the aforementioned
aggregate limitation, such savings institution may have total loans and
extensions of credit, for any purpose, to one borrower outstanding at one time
not to exceed $500,000. For information about the largest borrowers from the
Savings Bank, see "--Lending Activities--Loan Activity."

         COMMUNITY REINVESTMENT. Under the Community Reinvestment Act of 1977,
as amended ("CRA"), as implemented by OTS regulations, a savings institution has
a continuing and affirmative obligation consistent with its safe and sound
operation 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 its examination of a savings
institution, 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 by such institution. FIRREA amended the CRA to require public
disclosure of an institution's CRA rating and require the OTS to provide a
written evaluation of an institution's CRA performance utilizing a rating system
which identifies four levels of performance that may describe an institution's
record of meeting community needs: outstanding, satisfactory, needs to improve
and substantial noncompliance. The CRA also requires all institutions to make
public disclosure of their CRA ratings. Under the Gramm-Leach-Bliley Act, more
fully described under "Regulation--The Company--Financial Modernization," the
Savings Bank will be subject to examination under the CRA not more frequently
than once every 60 months where it receives the highest CRA rating and not more
frequently than once every 48 months where its CRA rating is satisfactory. The
Savings Bank received a "satisfactory" rating as a result of its most recent
evaluation.

         NATIONWIDE BANKING. The Savings Bank may face additional competition
from commercial banks headquartered outside of the State of Ohio as a result of
the enactment of the Riegle-Neal Interstate Banking and Branching Efficiency Act
of 1994, which became fully effective on June 1, 1997, and which will allow
banks and bank holding companies headquartered outside of Ohio to enter the
Savings Bank's market through acquisition, merger or DE NOVO branching. For
further information about the Savings Bank's competition, see "--Competition."

         BRANCHING BY FEDERAL SAVINGS INSTITUTIONS. OTS policy permits
interstate branching to the full extent permitted by statute (which is
essentially unlimited). Generally, federal law prohibits federal savings
institutions from establishing, retaining or operating a branch outside the
state in which the federal institution has its home office unless the
institution meets the IRS' domestic building and loan test (generally, 60% of a
thrift's assets must be housing-related) ("IRS Test"). The IRS Test requirement
does not apply if, among other things, the law of the state where the branch
would be located would permit the branch to be established if the federal
savings institution were chartered by the state in which its home office is
located. Furthermore, the OTS will evaluate a branching applicant's record of
compliance with the Community Reinvestment Act of 1977 ("CRA"). An
unsatisfactory CRA record may be the basis for denial of a branching
application.


                                       31

<PAGE>

         QUALIFIED THRIFT LENDER TEST. Under Section 2303 of the Economic Growth
and Regulatory Paperwork Reduction Act of 1996, a savings association can comply
with the QTL test by either meeting the QTL test set forth in the HOLA and
implementing regulations or qualifying as a domestic building and loan
association as defined in Section 7701(a)(19) of the Internal Revenue Code of
1986, as amended ("Code").

         The QTL Test set forth in the HOLA requires that Qualified Thrift
Investments ("QTIs") represent 65% of portfolio assets. Portfolio assets are
defined as total assets less intangibles, property used by a savings association
in its business and liquidity investments in an amount not exceeding 20% of
assets. Generally, QTIs are residential housing related assets. At September 30,
1998, approximately 92% of the Savings Bank's assets were invested in QTIs,
which was in excess of the percentage required to qualify the Savings Bank under
the QTI Test in effect at that time.

         A savings association that does not comply with the QTL Test must
either convert to a bank charter or comply with the following restrictions on
its operations: (i) the association may not engage in any new activity or make
any new investment, directly or indirectly, unless such activity or investment
is permissible for a national bank; (ii) the branching powers of the association
shall be restricted to those of a national bank; (iii) the association shall not
be eligible to obtain any advances from its FHLB; and (iv) payment of dividends
by the association shall be subject to the rules regarding payment of dividends
by a national bank. Upon the expiration of three years from the date the
association ceases to be a QTL, it must cease any activity and not retain any
investment not permissible for a national bank and immediately repay any
outstanding FHLB advances (subject to safety and soundness considerations).

         ACCOUNTING REQUIREMENTS. Applicable OTS accounting regulations and
reporting requirements apply the following standards: (i) regulatory reports
will incorporate GAAP when GAAP is used by federal banking agencies; (ii)
savings institution transactions, financial condition and regulatory capital
must be reported and disclosed in accordance with OTS regulatory reporting
requirements that will be at least as stringent as for national banks; and (iii)
the Director of the OTS may prescribe regulatory reporting requirements more
stringent than GAAP whenever the Director determines that such requirements are
necessary to ensure the safe and sound reporting and operation of savings
institutions.

         The accounting principles for depository institutions are currently
undergoing review to determine whether the historical cost model or market-based
measure of valuation is the appropriate measure for reporting the assets of such
institutions in their financial statements. Such proposal is controversial
because any change in applicable accounting principles which requires depository
institutions to carry mortgage-backed securities and mortgage loans at fair
market value could result in substantial losses to such institutions and
increased volatility in their liquidity and operations. Currently, it cannot be
predicted whether there may be any changes in the accounting principles for
depository institutions in this regard beyond those imposed by SFAS No. 115 or
when any such changes might become effective.


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<PAGE>

         FEDERAL HOME LOAN BANK SYSTEM. The Savings Bank is a member of the FHLB
of Cincinnati, which is one of 12 regional FHLBs that administers the home
financing credit function of savings institutions. 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 procedures established by the Board of Directors of the FHLB. At
September 30, 1999, the Savings Bank had $7.8 million in FHLB advances.

         As a member, the Savings Bank is required to purchase and maintain
stock in the FHLB of Cincinnati in an amount equal to at least 1% of its
aggregate unpaid residential mortgage loans, home purchase contracts or similar
obligations at the beginning of each year or 5% of its advances from the FHLB of
Cincinnati, whichever is greater. At September 30, 1999, the Savings Bank had
$541,400 in FHLB stock, which was in compliance with this requirement.

         The FHLBs are required to provide funds for the resolution of troubled
savings institutions and to contribute to affordable housing programs through
direct loans or interest subsidies on advances targeted for community investment
and low- and moderate-income housing projects. These contributions have
adversely affected the level of FHLB dividends paid in the past and could
continue to do so in the future. These contributions also could have an adverse
effect on the value of FHLB stock in the future.

         FEDERAL RESERVE SYSTEM. The FRB requires all depository institutions to
maintain reserves against their transaction accounts (primarily NOW and Super
NOW checking accounts) and non-personal time deposits. As of September 30, 1999,
the Savings Bank was in compliance with applicable requirements. However,
because required reserves must be maintained in the form of vault cash or a
noninterest-bearing account at a Federal Reserve Bank, the effect of this
reserve requirement is to reduce an institution's earning assets.

FEDERAL TAXATION

         GENERAL. The Company and Savings Bank are subject to the generally
applicable corporate tax provisions of the Code, and Savings Bank is subject to
certain additional provisions of the Code which apply to thrift and other types
of financial institutions. The following discussion of federal taxation is
intended only to summarize certain pertinent federal income tax matters material
to the taxation of the Company and the Savings Bank and is not a comprehensive
discussion of the tax rules applicable to the Company and Savings Bank.

         BAD DEBT RESERVES. Prior to the enactment, on August 20, 1996, of the
Small Business Job Protection Act of 1996 (the "Small Business Act"), for
federal income tax purposes, thrift institutions such as the Savings Bank, which
met certain definitional tests primarily relating to their assets and the nature
of their business, were permitted to establish tax reserves for bad debts and to
make annual additions thereto, which additions could, within specified
limitations, be deducted in arriving at their taxable income. The Savings Bank's
deduction with respect to "qualifying loans," which are generally loans secured
by certain interests in real property, could be computed using an amount


                                       33

<PAGE>

based on a six-year moving average of the Savings Bank's actual loss experience
(the "Experience Method"), or a percentage equal to 8.0% of the Savings Bank's
taxable income (the "PTI Method"), computed without regard to this deduction and
with additional modifications and reduced by the amount of any permitted
addition to the non-qualifying reserve.

         Under the Small Business Act, the PTI Method was repealed and the
Savings Bank is required to use the Experience Method of computing additions to
its bad debt reserve for taxable years beginning with the Savings Bank's taxable
year beginning January 1, 1996. In addition, the Small Business Act required
banks to recapture (i.e., take into taxable income) over a six-year period,
beginning with the taxable year beginning January 1, 1996, the excess of the
balance of bad debt reserves (other than the supplemental reserve) as of
December 31, 1995 over (a) the greater of the balance of such reserves as of
December 31, 1987 or (b) an amount that would have been the balance of such
reserves as of December 31, 1995 had the bank always computed the additions to
its reserves using the Experience Method. However, under the Small Business Act
such recapture requirements will be suspended for each of the two successive
taxable years beginning January 1, 1996 in which the bank originates a minimum
amount of certain residential loans during such years that is not less than the
average of the principal amounts of such loans made by the bank during its six
taxable years preceding January 1, 1996. The Savings Bank was not subject to any
recapture under these provisions, as it had no excess reserves as defined above.

     At December 31, 1998, the federal income tax reserves of the Savings Bank
included $1.3 million for which no federal income tax has been provided. All of
this amount is attributable to pre-1987 bad debt reserves.

         DISTRIBUTIONS. If the Savings Bank were to distribute cash or property
to its sole stockholder, and the distribution was treated as being from its
pre-1987 bad debt reserves, the distribution would cause the Savings Bank to
have additional taxable income. A distribution is deemed to have been made from
pre-1987 bad debt reserves to the extent that (a) the reserves exceed the amount
that would have been accumulated on the basis of actual loss experience, and (b)
the distribution is a "non-qualified distribution." A distribution with respect
to stock is a non-qualified distribution to the extent that, for federal income
tax purposes, (i) it is in redemption of shares, (ii) it is pursuant to a
liquidation of the institution, or (iii) in the case of a current distribution,
together with all other such distributions during the taxable year, it exceeds
the institution's current and post-1951 accumulated earnings and profits. The
amount of additional taxable income created by a non-qualified distribution is
an amount that when reduced by the tax attributable to it is equal to the amount
of the distribution.

         MINIMUM TAX. The Code imposes an alternative minimum tax at a rate of
20%. The alternative minimum tax generally applies to a base of regular taxable
income plus certain tax preferences ("alternative minimum taxable income" or
"AMTI") and is payable to the extent such AMTI is in excess of an exemption
amount. The Code provides that an item of tax preference is the excess of the
bad debt deduction allowable for a taxable year pursuant to the percentage of
taxable income method over the amount allowable under the experience method.
Other items of tax preference that constitute AMTI include (a) tax-exempt
interest on newly issued (generally, issued


                                       34

<PAGE>

on or after August 8, 1986) private activity bonds other than certain qualified
bonds and (b) 75% of the excess (if any) of (i) adjusted current earnings as
defined in the Code, over (ii) AMTI (determined without regard to this
preference and prior to reduction by net operating losses).

         NET OPERATING LOSS CARRYOVERS. A financial institution may carry back
net operating losses ("NOLs") to the preceding three taxable years and forward
to the succeeding 15 taxable years. This provision applies to losses incurred in
taxable years beginning after 1986. At September 30, 1999, the Savings Bank had
no NOL carryforwards for federal income tax purposes.

         CAPITAL GAINS AND CORPORATE DIVIDENDS-RECEIVED DEDUCTION. Corporate net
capital gains are taxed at a maximum rate of 35%. The corporate
dividends-received deduction is 80% in the case of dividends received from
corporations with which a corporate recipient does not file a consolidated tax
return, and corporations which own less than 20% of the stock of a corporation
distributing a dividend may deduct only 70% of dividends received or accrued on
their behalf. However, a corporation may deduct 100% of dividends from a member
of the same affiliated group of corporations.

         OTHER MATTERS. Federal legislation is introduced from time to time that
would limit the ability of individuals to deduct interest paid on mortgage
loans. Individuals are currently not permitted to deduct interest on consumer
loans. Significant increases in tax rates or further restrictions on the
deductibility of mortgage interest could adversely affect the Savings Bank.

         The Savings Bank's federal income tax returns for the tax years ended
December 31, 1996 forward are open under the statute of limitations and are
subject to review by the IRS.

STATE TAXATION

         The Company is subject to a Delaware franchise tax based on the
Company's authorized capital stock or on its assumed par and no-par capital,
whichever yields a lower result. Under the authorized capital method, each share
is taxed at a graduated rate based on the number of authorized shares with a
maximum aggregate tax of $150,000 per year. Under the assumed par-value capital
method, Delaware taxes each $1,000,000 of assumed par-capital at the rate of
$200.

         The Company will be subject to an Ohio franchise tax only to the extent
it is determined to be doing business in Ohio. The Company, a Delaware
corporation, does not expect to transact business in Ohio. To the extent that
the Ohio franchise tax is determined to apply to the Company, the tax is
computed based on the greater of a Company's tax liability as determined under
separate net worth and net income computations. The Company would exclude its
investment in the Savings Bank in determining its tax liability under the net
worth computation. The tax liability under the net worth computation will be
computed at 0.596% of the Company's net taxable value. The tax liability under
the net income method would be computed at a graduated rate not exceeding 9.12%
of the Company's Ohio taxable income.


                                       35

<PAGE>

         The Savings Bank is subject to an Ohio franchise tax based on its net
worth plus certain reserve amounts. Total net worth for this purpose is reduced
by certain exempted assets. The resultant net worth is taxed at a rate of 1.5%
for the 1999 return, which is based on net worth as of December 31, 1999.

         The Savings Bank's state franchise tax returns for the tax years ended
December 31, 1996 forward are open under the statute of limitations and are
subject to review by state taxing authorities.

ITEM 2.      DESCRIPTION OF PROPERTY.

         The Company's principal executive office is located at 415 Center
Street, Ironton, Ohio 45638. The following table sets forth certain information
with respect to the offices and other properties of the Savings Bank at
September 30, 1999.

<TABLE>
<CAPTION>
                                                                              Net Book Value
           Description/Address                        Leased/Owned             of Property            Deposits
- --------------------------------------------    ---------------------    ----------------------     ------------
                                                                                (In Thousands)
<S>                                             <C>                      <C>                        <C>
MAIN OFFICE(1)
415 Center Street                                          Owned                    $981               $35,988
Ironton, Ohio  45638

BRANCH OFFICE(2):
201 State Street                                           Owned                     779                11,755
Proctorville, Ohio  45669
</TABLE>

(1) Drive-through facility expansion completed in October 1997. Located at the
corner of 5th and Railroad Streets.

(2) This branch office opened on August 4, 1997. Former Chesapeake, Ohio branch
was relocated to the new Proctorville location. The Company sold the Chesapeake
facility during fiscal 1998 resulting in a gain of $47,068.

ITEM 3.      LEGAL PROCEEDINGS.

         There are no material legal proceedings to which the Company is a party
or to which any of their property is subject.

ITEM 4.      SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS.

         Not applicable.


                                       36
<PAGE>

PART II

ITEM 5.      MARKET FOR COMMON EQUITY AND RELATED STOCKHOLDER MATTERS.

         The information required herein is incorporated by reference from
pages 43 and 44 of the Company's 1999 Annual Report to Stockholders ("Annual
Report").

ITEM 6.      MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
             AND RESULTS OF OPERATIONS.

         The information required herein is incorporated by reference from
pages three to 14 of the Company's 1999 Annual Report.

ITEM 7.      FINANCIAL STATEMENTS.

         The information required herein is incorporated by reference from
pages two, and 15 to 41 of the Company's 1999 Annual Report.

ITEM 8.      CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND
             FINANCIAL DISCLOSURE.

         Not applicable.

PART III

ITEM 9.      DIRECTORS, EXECUTIVE OFFICERS, PROMOTERS AND CONTROL PERSONS;
             COMPLIANCE WITH SECTION 16(a) OF THE EXCHANGE ACT.

         The information required herein is incorporated by reference from
pages two to six, and nine of the Company's Proxy Statement dated
December 17, 1999 ("Proxy Statement").

ITEM 10.     EXECUTIVE COMPENSATION.

         The information required herein is incorporated by reference from
pages ten to 15 of the Company's Proxy Statement.

ITEM 11.     SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT.

         The information required herein is incorporated by reference from
pages seven to nine of the Company's Proxy Statement.

                                       37

<PAGE>

ITEM 12.     CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS.

         The information required herein is incorporated by reference from
page 15 of the Company's Proxy Statement.

PART IV

ITEM 13.     EXHIBITS, LIST AND REPORTS ON FORM 8-K.

         (a) Document filed as part of this Report.

             (1) The following documents are filed as part of this report and
are incorporated herein by reference from the Registrant's 1999 Annual Report.

         Independent Auditor's Report.

         Consolidated Balance Sheets as of September 30, 1999 and 1998.

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

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

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

         Notes to Consolidated Financial Statements.

             (2) All schedules for which provision is made in the applicable
accounting regulation of the Securities and Exchange Commission are omitted
because they are not applicable or the required information is included in the
Consolidated Financial Statements or notes thereto.

             (3)(a) The following exhibits are filed as part of this
Form 10-KSB, and this list includes the Exhibit Index.

                                       38

<PAGE>

<TABLE>
<CAPTION>
No.                                   Description
- ------     --------------------------------------------------------------------
<S>        <C>
3.1        Certificate of Incorporation of First Federal Financial Bancorp, Inc.(1)
3.2        Bylaws of First Federal Financial Bancorp, Inc.(1)
4          Stock Certificate of FirstFederal Financial Bancorp, Inc.(1)
10.1       Employment Agreement among First FederalFinancial Bancorp, Inc.,
           First Federal Savings Bank of Ironton and I. Vincent Rice
           (representative of a similar agreement entered into with Jeffery W.
           Clark)*(2)
10.2       Stock Option Plan*(2)
10.3       Recognition and Retention Plan and Trust*(2)
10.4       Employment Agreement among First Federal Financial Bancorp, Inc.,
           First Federal Savings Bank of Ironton and I. Vincent Rice
           (representative of a similar agreement entered into with Jeffery W.
           Clark) *
13         1999 Annual Report to Stockholders specified portion (p. two to 41,
           and 43 and 44) of the Registrant's Annual Report to Stockholders for
           the year ended September 30, 1999.
21         Subsidiaries of the Registrant--Reference is made to Item 1.
           "Business" for the Required information
27         Financial Data Schedule
</TABLE>

- --------------

(1) Incorporated by reference from the Registration Statement on Form S-1
(Registration No. 333-1672) filed by the Registrant with the Securities and
Exchange Commission ("SEC") on February 26, 1996, as amended.

(2) Incorporated by reference from the Form 10-KSB for the fiscal year ended
September 30, 1996 filed by the Registrant with the SEC on December 26, 1996.

*       Management contract or compensatory plan or arrangement.

                  (3)(b)  Reports filed on Form 8-K.

         None.


                                       39
<PAGE>

                                    SIGNATURES

         In accordance with Section 13 or 15(d) of the Exchange Act, the
Registrant caused this report to be signed on its behalf by the undersigned,
thereunto duly authorized.

                                    FIRST FEDERAL FINANCIAL BANCORP, INC.

                                    By:     /s/ I. Vincent Rice
                                            ----------------------------------
                                            I. Vincent Rice
                                            President

        In accordance with the Exchange Act, this report has been signed below
by the following persons on behalf of the Registrant and in the capacities and
on the dates indicated.

<TABLE>
<S>                                                        <C>
/s/ I. Vincent Rice                                        December 27, 1999
- -------------------------------------------------------
I. Vincent Rice
President (Principal Executive Officer)

/s/ Jeffery W. Clark                                       December 27, 1999
- ------------------------------------------------------
Jeffery W. Clark
Comptroller (Principal Financial and
Accounting Officer)

/s/ Thomas D. Phillips                                     December 27, 1999
- ---------------------------------------------------
Thomas D. Phillips
Chairman

/s/ James E. Waldo                                         December 27, 1999
- ----------------------------------------------------
James E. Waldo
Vice Chairman
</TABLE>


<PAGE>


<TABLE>
<S>                                                        <C>
/s/ Edith M. Daniels                                       December 27, 1999
- ----------------------------------------------------
Edith M. Daniels
Corporate Secretary and Director

/s/ Edward R. Rambacher                                    December 27, 1999
- -----------------------------------------------
Edward R. Rambacher
Director

/s/ Steven C. Milleson                                     December 27, 1999
- ---------------------------------------------------
Steven C. Milleson
Director

/s/ William P. Payne                                       December 27, 1999
- ---------------------------------------------------
William P. Payne
Director
</TABLE>



<PAGE>


                                                                    Exhibit 10.4


                                    AGREEMENT

         AGREEMENT, dated this 20th day of September 1999, between First Federal
Financial Bancorp, Inc. (the "Corporation"), a Delaware corporation, First
Federal Savings Bank of Ironton (the "Savings Bank"), a federally-chartered
stock savings bank and I. VINCENT RICE (the "Executive").

                                   WITNESSETH

         WHEREAS, the Executive is presently an officer of the Corporation and
the Savings Bank (together, the "Employers"); and

         WHEREAS, the Employers desire to be ensured of the Executive's
continued active participation in the business of the Employers; and

         WHEREAS, in order to induce the Executive to remain in the employ of
the Employers and in consideration of the Executive's agreeing to remain in the
employ of the Employers, the parties desire to specify the severance benefits
which shall be due the Executive in the event that his employment with the
Employers is terminated under specified circumstances;

         NOW THEREFORE, in consideration of the premises and the mutual
agreements herein contained, the parties hereby agree as follows:

         1. DEFINITIONS. The following words and terms shall have the meanings
set forth below for the purposes of this Agreement:

         (a) BASE SALARY. "Base Salary" shall have the meaning set forth in
Section 3(a) hereof.

         (b) CAUSE. Termination of the Executive's employment for "Cause" shall
mean termination because of personal dishonesty, incompetence, willful
misconduct, breach of 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.
All such determinations pursuant to this Section 1(b) shall be made in the sole
and complete discretion of the Board of Directors, which determinations shall be
final and conclusive.

         (c) CHANGE IN CONTROL OF THE CORPORATION. "Change in Control of the
Corporation" shall mean a change in control of a nature that would be required
to be reported in response to Item 6(e) of Schedule 14A of Regulation 14A
promulgated under the Securities Exchange Act of 1934, as amended ("Exchange
Act"), or any successor thereto, whether or not the Corporation is registered
under Exchange Act; provided that, without limitation, such a change in control
shall be deemed to have occurred if (i) any "person" (as such term is used in
Sections 13(d) and 14(d) of the Exchange


<PAGE>

Act) is or becomes the "beneficial owner" (as defined in Rule 13d-3 under the
Exchange Act), directly or indirectly, of securities of the Corporation
representing 25% or more of the combined voting power of the Corporation's then
outstanding securities; or (ii) during any period of two consecutive years,
individuals who at the beginning of such period constitute the Board of
Directors of the Corporation cease for any reason to constitute at least a
majority thereof unless the election, or the nomination for election by
stockholders, of each new director was approved by a vote of at least two-thirds
of the directors then still in office who were directors at the beginning of the
period.

         (d) CODE. "Code" shall mean the Internal Revenue Code of 1986, as
amended.

         (e) DATE OF TERMINATION. "Date of Termination" shall mean (i) if the
Executive's employment is terminated for Cause or for Disability, the date
specified in the Notice of Termination, and (ii) if the Executive's employment
is terminated for any other reason, the date on which a Notice of Termination is
given or as specified in such Notice.

         (f) DISABILITY. Termination by the Employers of the Executive's
employment based on "Disability" shall mean termination because of any physical
or mental impairment which qualifies the Executive for disability benefits under
the applicable long-term disability plan maintained by the Employers or any
subsidiary or, if no such plan applies, which would qualify the Executive for
disability benefits under the Federal Social Security System.

         (g) GOOD REASON. Termination by the Executive of the Executive's
employment for "Good Reason" shall mean termination by the Executive following a
Change in Control of the Corporation based on:

              (i)   Without the Executive's express written consent, a material
                    reduction by the Employers in the Executive's Base Salary as
                    the same may be increased from time to time or, except to
                    the extent permitted by Section 3(b) hereof, a material
                    reduction in the package of fringe benefits provided to the
                    Executive, taken as a whole;

              (ii)  The principal executive office of the Employers is relocated
                    more than 30 miles from the location of the Employers'
                    current principal executive office, or, without the
                    Executive's express written consent, the Employers require
                    the Executive to be based more than 30 miles from the
                    location of the Employers' current principal executive
                    office, except for required travel on business of the
                    Employers to an extent substantially consistent with the
                    Executive's present business travel obligations;


                                       2

<PAGE>

              (iii) Any purported termination of the Executive's employment for
                    Cause, Disability or Retirement which is not effected
                    pursuant to a Notice of Termination satisfying the
                    requirements of paragraph (i) below;

              (iv)  The failure by the Employers to elect or to re-elect or to
                    appoint or to reappoint the Executive to the office of
                    President of the Employers or a material adverse change made
                    by the Employers in the Executive's functions, duties or
                    responsibilities as President of the Employers without the
                    Executive's express written consent; or

              (v)   The failure by the Employers to obtain the assumption of and
                    agreement to perform this Agreement by any successor as
                    contemplated in Section 9 hereof.

         (h) IRS. IRS shall mean the Internal Revenue Service.

         (i) NOTICE OF TERMINATION. Any purported termination of the Executive's
employment by the Employers for any reason, including without limitation for
Cause, Disability or Retirement, or by the Executive for any reason, including
without limitation for Good Reason, shall be communicated by written "Notice of
Termination" to the other party hereto. For purposes of this Agreement, a
"Notice of Termination" shall mean a dated notice which (i) indicates the
specific termination provision in this Agreement relied upon, (ii) sets forth in
reasonable detail the facts and circumstances claimed to provide a basis for
termination of Executive's employment under the provision so indicated, (iii)
specifies a Date of Termination, which shall be not less than thirty (30) nor
more than ninety (90) days after such Notice of Termination is given, except in
the case of the Employers termination of Executive's employment for Cause, which
shall be effective immediately; and (iv) is given in the manner specified in
Section 10 hereof.

         (j) RETIREMENT. Termination by the Employers of the Executive's
employment based on "Retirement" shall mean voluntary termination by the
Executive in accordance with the Employers' retirement policies, including early
retirement, generally applicable to their salaried employees.

         2. TERM OF EMPLOYMENT.

         (a) The Employers hereby employ the Executive as President and
Executive hereby accepts said employment and agrees to render such services to
the Employers on the terms and conditions set forth in this Agreement. The term
of employment under this Agreement shall be for three years, commencing on the
date of this Agreement and, subject to the requirements of the succeeding
sentence, shall be deemed automatically, without further action, to extend for
an additional year on each annual anniversary of the date of this Agreement such
that at any time the


                                       3

<PAGE>

remaining term of this Agreement shall be from two to three years. Prior to the
first annual anniversary of the date of this Agreement and each annual
anniversary thereafter, the Board of Directors of the Employers shall consider
and review (with appropriate corporate documentation thereof, and after taking
into account all relevant factors, including the Executive's performance
hereunder) extension of the term under this Agreement, and the term shall
continue to extend in the manner set forth above unless either the Board of
Directors does not approve such extension and provides written notice to the
Executive of such event or the Executive gives written notice to the Employers
of the Executive's election not to extend the term, in each case with such
written notice to be given not less than thirty (30) days prior to any such
anniversary date. References herein to the term of this Agreement shall refer
both to the initial term and successive terms.

         (b) During the term of this Agreement, the Executive shall perform such
executive services for the Employers as may be consistent with his titles and
from time to time assigned to him by the Employers' Board of Directors.

         3. COMPENSATION AND BENEFITS.

         (a) The Employers shall compensate and pay Executive for his services
during the term of this Agreement at a minimum salary of $56,900 per year, which
may be increased from time to time in such amounts as may be determined by the
Board of Directors of the Employers and, except in connection with a
company-wide general reduction in salaries as a result of general economic
conditions, may not be decreased without the Executive's express written consent
(hereinafter, referred to as Executive's "Base Salary"). In addition, the
Executive may also receive bonus payments when, as, and if determined in the
sole discretion of the Board of Directors of the Employers.

         (b) During the term of the Agreement, Executive shall be entitled to
participate in and receive the benefits of any pension or other retirement
benefit plan, profit sharing, stock option, employee stock ownership, or other
plans, benefits and privileges given to employees and executives of the
Employers, to the extent commensurate with his then duties and responsibilities,
as fixed by the Board of Directors of the Employers. The Employers shall not
make any changes in such plans, benefits or privileges which would adversely
affect Executive's rights or benefits thereunder, unless such change occurs
pursuant to a program applicable to all executive officers of the Employers and
does not result in a proportionately greater adverse change in the rights of or
benefits to Executive as compared with any other executive officer of the
Employers. Nothing paid to Executive under any plan or arrangement presently in
effect or made available in the future shall be deemed to be in lieu of the
salary payable to Executive pursuant to Section 3(a) hereof.

         (c) During the term of this Agreement, Executive shall be entitled to
paid annual vacation in accordance with the policies as established from time to
time by the Board of Directors of the Employers, which shall in no event be less
than four weeks per annum. Executive shall not be


                                       4

<PAGE>

entitled to receive any additional compensation from the Employers for failure
to take a vacation, nor shall Executive be able to accumulate unused vacation
time from one year to the next, except to the extent authorized by the Board of
Directors of the Employers.

         (d) In the event of termination by the Employers of the Executive's
employment because of Disability, the Employers shall provide continued medical
insurance in the Employers' health plan for the benefit of the Executive and his
spouse until the Executive shall have attained the age of 65, and such insurance
shall be comparable to that which is provided to the Executive as of the date of
this Agreement notwithstanding anything to the contrary in this Agreement. In
the event of the Executive's death before he attains the age of 65, the
Employers shall provide the Executive's spouse said medical insurance for two
years from the date of the Executive's death.

         (e) In the event of the Executive's death during the term of this
Agreement, the Executive's spouse, estate, legal representative or named
beneficiaries (as directed by the Executive in writing) shall be paid on a
monthly basis the greater of (i) the death benefits which may be available under
one or more policies of the Employers or (ii) the Executive's annual
compensation from the Employers at the rate in effect at the time of the
Executive's death for a period of twelve (12) months from the date of the
Executive's death.

         (f) The Executive's compensation, benefits and expenses which are
required to be provided under this Agreement shall be paid by the Corporation
and the Savings Bank in the same proportion as the time and services actually
expended by the Executive on behalf of each respective Employer.

         4. EXPENSES. The Employers shall reimburse Executive or otherwise
provide for or pay for all reasonable expenses incurred by Executive in
furtherance of, or in connection with the business of the Employers, including,
but not by way of limitation, traveling expenses, subject to such reasonable
documentation and other limitations as may be established by the Board of
Directors of the Employers. If such expenses are paid in the first instance by
Executive, the Employers shall reimburse the Executive therefor.

         5. TERMINATION.

         (a) The Employers shall have the right, at any time upon prior Notice
of Termination, to terminate the Executive's employment hereunder for any
reason, including without limitation termination for Cause, Disability or
Retirement, and Executive shall have the right, upon prior Notice of
Termination, to terminate his employment hereunder for any reason.

         (b) In the event that (i) Executive's employment is terminated by the
Employers for Cause, Disability or Retirement or in the event of the Executive's
death, or (ii) Executive terminates his employment hereunder other than for Good
Reason, Executive shall have no right pursuant to


                                       5

<PAGE>

this Agreement to compensation or other benefits for any period after the
applicable Date of Termination, other than as set forth in subsections 3(d) and
3(e) hereinabove.

         (c) In the event that (i) Executive's employment is terminated by the
Employers for other than Cause, Disability, Retirement or the Executive's death,
or (ii) such employment is terminated by the Executive (a) due to a material
breach of this Agreement by the Employers, which breach has not been cured
within fifteen (15) days after a written notice of non-compliance has been given
by the Executive to the Employers, or (b) for Good Reason, then the Employers
shall:

                  (A) pay to the Executive, in thirty-six (36) equal monthly
         installments beginning with the first business day of the month
         following the Date of Termination, a cash severance amount equal to
         three (3) times the Executive's Base Salary, and

                  (B) maintain and provide for a period ending at the earlier of
         (i) the expiration of the remaining term of employment pursuant hereto
         prior to the Notice of Termination or (ii) the date of the Executive's
         full-time employment by another employer (provided that the Executive
         is entitled under the terms of such employment to benefits
         substantially similar to those described in this subparagraph (B)), at
         no additional cost to the Executive beyond that which the Executive is
         responsible for prior to the Date of Termination, the Executive's
         continued participation in all group insurance, life insurance, health
         and accident, disability and other employee benefit plans, programs and
         arrangements in which the Executive was entitled to participate
         immediately prior to the Date of Termination (other than stock option
         and restricted stock plans of the Employers), provided that in the
         event that the Executive's participation in any plan, program or
         arrangement as provided in this subparagraph (B) is barred, or during
         such period any such plan, program or arrangement is discontinued or
         the benefits thereunder are materially reduced, the Employers shall
         arrange to provide the Executive with benefits substantially similar to
         those which the Executive was entitled to receive under such plans,
         programs and arrangements immediately prior to the Date of Termination.

         6. LIMITATION OF BENEFITS UNDER CERTAIN CIRCUMSTANCES. If the payments
and benefits pursuant to Section 5 hereof, either alone or together with other
payments and benefits which Executive has the right to receive from the
Employers, would constitute a "parachute payment" under Section 280G of the
Code, the payments and benefits pursuant to Section 5 hereof shall be reduced,
in the manner determined by the Executive, by the amount, if any, which is the
minimum necessary to result in no portion of the payments and benefits under
Section 5 being non-deductible to the Employers pursuant to Section 280G of the
Code and subject to the excise tax imposed under Section 4999 of the Code. The
determination of any reduction in the payments and benefits to be made pursuant
to Section 5 shall be based upon the opinion of independent tax counsel selected
by the Employers' independent public accountants and paid by the Employers. Such
counsel shall be reasonably acceptable to the Employers and the Executive; shall
promptly prepare the foregoing


                                       6

<PAGE>

opinion, but in no event later than thirty (30) days from the Date of
Termination; and may use such actuaries as such counsel deems necessary or
advisable for the purpose. In the event that the Employers and/or the Executive
do not agree with the opinion of such counsel, (i) the Employers shall pay to
the Executive the maximum amount of payments and benefits pursuant to Section 5,
as selected by the Executive, which such opinion indicates that there is a high
probability do not result in any of such payments and benefits being
non-deductible to the Employers and subject to the imposition of the excise tax
imposed under Section 4999 of the Code and (ii) the Employers may request, and
Executive shall have the right to demand that the Employers request, a ruling
from the IRS as to whether the disputed payments and benefits pursuant to
Section 5 hereof have such consequences. Any such request for a ruling from the
IRS shall be promptly prepared and filed by the Employers, but in no event later
than thirty (30) days from the date of the opinion of counsel referred to above,
and shall be subject to Executive's approval prior to filing, which shall not be
unreasonably withheld. The Employers and Executive agree to be bound by any
ruling received from the IRS and to make appropriate payments to each other to
reflect any such rulings, together with interest at the applicable federal rate
provided for in Section 7872(f)(2) of the Code. Nothing contained herein shall
result in a reduction of any payments or benefits to which the Executive may be
entitled upon termination of employment under any circumstances other than as
specified in this Section 6, or a reduction in the payments and benefits
specified in Section 5 below zero.

         7. MITIGATION; EXCLUSIVITY OF BENEFITS.

         (a) In the event that the Employers are required to make payments to
the Executive pursuant to Section 5 hereof in connection with a termination of
Executive's employment for other than Good Reason, the cash severance amount
required to be paid by the Employers shall be reduced during each year that such
payments are required to be made by 50% of any payments made to the Executive by
any other employer. In all other circumstances, the Executive shall not be
required to mitigate the amount of any benefits hereunder by seeking other
employment or otherwise, nor shall the amount of any such benefits be reduced by
any compensation earned by the Executive as a result of employment by another
employer after the Date of Termination or otherwise.

         (b) The specific arrangements referred to herein are not intended to
exclude any other benefits which may be available to the Executive upon a
termination of employment with the Employers pursuant to employee benefit plans
of the Employers or otherwise.

         8. WITHHOLDING. All payments required to be made by the Employers
hereunder to the Executive shall be subject to the withholding of such amounts,
if any, relating to tax and other payroll deductions as the Employers may
reasonably determine should be withheld pursuant to any applicable law or
regulation.

         9. ASSIGNABILITY. The Employers may assign this Agreement and their
rights and obligations hereunder in whole, but not in part, to any corporation,
bank or other entity with or into


                                       7

<PAGE>

which the Employers may hereafter merge or consolidate or to which the Employers
may transfer all or substantially all of their assets, if in any such case said
corporation, bank or other entity shall by operation of law or expressly in
writing assume all obligations of the Employers hereunder as fully as if it had
been originally made a party hereto, but may not otherwise assign this Agreement
or their rights and obligations hereunder. The Executive may not assign or
transfer this Agreement or any rights or obligations hereunder.

         10. NOTICE. For the purposes of this Agreement, notices and all other
communications provided for in this Agreement shall be in writing and shall be
deemed to have been duly given when delivered or mailed by certified or
registered mail, return receipt requested, postage prepaid, addressed to the
respective addresses set forth below:

         To the Employers:          Secretary
                                    First Federal Financial Bancorp, Inc.
                                    First Federal Savings Bank of Ironton
                                    415 Center Street
                                    Ironton, Ohio  45638

         To the Executive:          I. Vincent Rice
                                    337 Township Road 111
                                    Ironton, Ohio  45638

         11. AMENDMENT; WAIVER. No provisions of this Agreement may be modified,
waived or discharged unless such waiver, modification or discharge is agreed to
in writing signed by the Executive and such officer or officers as may be
specifically designated by the Board of Directors of the Employers to sign on
their behalf. No waiver by any party hereto at any time of any breach by any
other party hereto of, or compliance with, any condition or provision of this
Agreement to be performed by such other party shall be deemed a waiver of
similar or dissimilar provisions or conditions at the same or at any prior or
subsequent time.

         12. GOVERNING LAW. The validity, interpretation, construction and
performance of this Agreement shall be governed by the laws of the United States
where applicable and otherwise by the substantive laws of the State of Ohio.

         13. NATURE OF OBLIGATIONS. Nothing contained herein shall create or
require the Employers to create a trust of any kind to fund any benefits which
may be payable hereunder, and to the extent that the Executive acquires a right
to receive benefits from the Employers hereunder, such right shall be no greater
than the right of any unsecured general creditor of the Employers.

         14. HEADINGS. The section headings contained in this Agreement are for
reference purposes only and shall not affect in any way the meaning or
interpretation of this Agreement.

                                       8


<PAGE>

         15. VALIDITY. The invalidity or unenforceability of any provision of
this Agreement shall not affect the validity or enforceability of any other
provisions of this Agreement, which shall remain in full force and effect.

         16. COUNTERPARTS. This Agreement may be executed in one or more
counterparts, each of which shall be deemed to be an original but all of which
together will constitute one and the same instrument.

         17. REGULATORY PROHIBITION. Notwithstanding any other provision of this
Agreement to the contrary, any payments made to the Executive pursuant to this
Agreement, or otherwise, are subject to and conditioned upon their compliance
with Section 18(k) of the FDIA (12 U.S.C. Section 1828(k)) and any regulations
promulgated thereunder.

         The following provisions shall be applicable to the parties to the
extent that they are required to be included in employment agreements between
a savings association and its employees pursuant to Section 563.39(b) of the
Regulations Applicable to all Savings Associations, 12 C.F.R. Section 563.39(b),
or any successor thereto, and shall be controlling in the event of a conflict
with any other provision of this Agreement, including without limitation
Section 5 hereof.

         (a) If Executive is suspended from office and/or temporarily
prohibited from participating in the conduct of the Employers' affairs
pursuant to notice served under Section 8(e)(3) or Section 8(g)(1) of the
Federal Deposit Insurance Act ("FDIA")(12 U.S.C. Sections 1818(e)(3) and
1818(g)(1)), the Employers' 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 Employers may,
in their discretion: (i) pay Executive 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.

          (b) If Executive is removed from office and/or permanently
prohibited from participating in the conduct of the Employers' affairs by an
order issued under Section 8(e)(4) or Section 8(g)(1) of the FDIA (12 U.S.C.
Sections 1818(e)(4) and (g)(1)), all obligations of the Employers under this
Agreement shall terminate as of the effective date of the order, but vested
rights of the Executive and the Employers as of the date of termination shall
not be affected.

         (c) If the Savings Bank is in default, as defined in Section 3(x)(1)
of the FDIA (12 U.S.C. Section 1813(x)(1)), all obligations under this Agreement
shall terminate as of the date of default, but vested rights of the Executive
and the Employers as of the date of termination shall not be affected.

         (d) All obligations under this Agreement shall be terminated pursuant
to 12 C.F.R. Section 563.39(b)(5) (except to the extent that it is determined
that continuation of the Agreement for the continued operation of the Employers
is necessary): (i) by the Director of the Office of Thrift


                                       9

<PAGE>

Supervision ("OTS"), or his/her designee, at the time the Federal Deposit
Insurance Corporation ("FDIC") or Resolution Trust Corporation enters into an
agreement to provide assistance to or on behalf of the Savings Bank under the
authority contained in Section 13(c) of the FDIA (12 U.S.C. Section 1823(c)); or
(ii) by the Director of the OTS, or his/her designee, at the time the Director
or his/her designee approves a supervisory merger to resolve problems related to
operation of the Savings Bank or when the Savings Bank is determined by the
Director of the OTS to be in an unsafe or unsound condition, but vested rights
of the Executive and the Employers as of the date of termination shall not be
affected.

         IN WITNESS WHEREOF, this Agreement has been executed as of the date
first above written.


Attest:                               FIRST FEDERAL FINANCIAL BANCORP, INC.


/s/ Edith M. Daniels                  By:      /s/ Thomas D. Phillips
- ---------------------------                    -------------------------------
Edith M. Daniels, Secretary                    Thomas D. Phillips
                                               Chairman


Attest:                               FIRST FEDERAL SAVINGS BANK OF IRONTON


/s/ Edith M. Daniels                  By:      /s/ Thomas D. Phillips
- ---------------------------                    -------------------------------
Edith M. Daniels, Secretary                    Thomas D. Phillips
                                               Chairman


                                      EXECUTIVE

                                      By:      /s/ I. Vincent Rice
                                               -------------------------------
                                               I. Vincent Rice


                                       10


<PAGE>

                                                                      Exhibit 13

                   SELECTED CONSOLIDATED FINANCIAL INFORMATION
<TABLE>
<CAPTION>

                                                                            SEPTEMBER 30,
                                             ----------------------------------------------------------------------------
                                                   1999            1998          1997             1996              1995
                                             -----------       -----------    -----------     -----------     -----------
                                                                          (Dollars in Thousands)
<S>                                          <C>               <C>            <C>             <C>             <C>
SELECTED FINANCIAL CONDITION AND OTHER DATA:
Total assets                                 $    65,136       $    62,396    $    59,078     $    56,637     $    51,296
Cash and cash equivalents                            941               746            807             801           2,528
Investment securities1                             3,108             3,920          8,951          11,516           5,290
Mortgage-backed securities2                        9,146            10,887          7,826           7,766           9,558
Loans receivable, net                             49,703            44,643         39,026          34,955          32,609
Real estate owned                                     45                11             50              33               -
Deposits                                          47,743            45,437         44,993          44,809          46,198
FHLB advances                                      7,846             7,004          3,300             500               -
Stockholders' equity, net                          9,283             9,651         10,479          10,884           4,929
Full service offices                                   2                 2              2               2               2
</TABLE>

<TABLE>
<CAPTION>

                                                               AT OR FOR THE YEAR ENDED SEPTEMBER 30,
                                             ----------------------------------------------------------------------------------
                                                   1999             1998         1997             1996              1995
                                             -----------       -----------    -----------     -----------     -----------
                                                                              (Dollars in Thousands)
<S>                                          <C>               <C>            <C>             <C>             <C>
SELECTED OPERATING DATA:
Total interest income                        $     4,378       $     4,239    $     4,134     $     3,871     $     3,437
Total interest expense                             2,663             2,620          2,448           2,331           2,004
                                             -----------       -----------    -----------     -----------     -----------
    Net interest income                            1,715             1,619          1,686           1,540           1,433
Provision for loan losses                             17                12              3              14              13
                                             -----------       -----------    -----------     -----------     -----------
    Net interest income after
     provision for loan losses                     1,698             1,607          1,683           1,526           1,420
Non-interest income                                  101               145             52              41              32
Non-interest expense3                              1,455             1,421          1,306           1,298             944
                                             -----------       -----------    -----------     -----------     -----------
    Income before provision
     for income taxes                                344               331            429             269             508
Provision for income taxes                           104                79            142              52             155
                                             -----------       -----------    -----------     -----------     -----------
Net income                                   $       240       $       252    $       287     $       217     $       353
                                             ===========       ===========    ===========     ===========     ===========
Earnings per share:
     Basic                                   $       .45       $       .44    $       .46     $       .35            N/A
     Diluted                                 $       .45       $       .43    $       .46     $       .35            N/A
Book value per share                         $     16.83       $     16.54    $     16.21     $     16.20            N/A

SELECTED OPERATING RATIOS 4:
 Return on average assets                           0.37%             0.41%          0.49%           0.41%          0.73%
 Return on average equity                           2.58              2.56           2.70            3.43           7.35
 Average equity to average assets                  14.39             15.93          18.23           12.00           9.90
 Equity to assets at
  end of year                                      14.25             15.47          17.70           19.22           9.61
 Interest rate spread 5                             2.18              2.04           2.12            2.36           2.62
 Net interest margin 5                              2.75              2.72           2.97            2.95           3.02
 Average interest-earning assets
  to average interest-bearing
  liabilities                                     113.30            115.48         119.77          113.16         109.30
 Net interest income after
  provision for loan losses to
  total expense                                   116.70            113.93         128.87          117.57         150.42
 Non-interest expense to average
  total assets                                      2.24              2.30           2.24            2.46           1.95

ASSET QUALITY RATIOS 6:
 Non-performing loans to total
  loans at end of year                              0.30              0.27           0.21            0.31           0.14
 Non-performing assets to total
  assets at end of year                             0.34              0.22           0.22            0.25           0.09
 Allowance for loan losses to
  total loans outstanding
  at end of year                                    0.59              0.64           0.73            0.81           0.85
</TABLE>


1    Includes investment securities held to maturity as well as those available
     for sale.
2    Includes mortgage-backed securities held to maturity as well as those
     available for sale.
3    Includes $269,000 SAIF special assessment in 1996.
4    With the exception of end of year ratios, all ratios are based on average
     monthly balances during the year.
5    Interest rate spread represents the difference between the weighted average
     yield on interest-earning assets and the weighted average rate on
     interest-bearing liabilities. Net interest margin represents net interest
     income as a percentage of average interest-earning assets.
6    Non-performing loans consist of non-accrual loans and loans that are
     contractually past due 90 days or more but still accruing interest, and
     non- performing assets consist of non-performing loans and real estate
     acquired by foreclosure or deed-in-lieu thereof.



                                       -2-
<PAGE>


MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF
OPERATIONS

GENERAL

               First Federal Financial Bancorp, Inc. (the "Company") is a
Delaware corporation organized in 1996 by First Federal Savings and Loan
Association of Ironton (the "Association") for the purpose of acquiring all of
the capital stock of First Federal Savings Bank of Ironton (the "Bank") issued
in the conversion of the Association from a federally-chartered mutual savings
and loan association to a federally-chartered stock savings bank (the
"Conversion"). The Conversion was completed on June 3, 1996. The only
significant assets of the Company are the capital stock of the Bank and the net
conversion proceeds retained by the Company. To date, the business of the
Company has consisted of the business of the Bank.

               The Bank conducts business from its main office located in
Ironton, Ohio and one full-service branch office located in Proctorville, Ohio.
The Bank's deposits are insured by the Savings Association Insurance Fund
("SAIF") of the Federal Deposit Insurance Corporation ("FDIC") to the maximum
extent permitted by law. At September 30, 1999, the Company had total
consolidated assets of $65.1 million, total consolidated liabilities of $55.8
million, and total stockholders' equity of $9.3 million.

               The Bank is primarily engaged in attracting deposits from the
general public and using those funds to originate loans secured by single-family
residences located in Lawrence County and surrounding counties in Southern Ohio
and to invest in mortgage-backed securities and United States Government and
federal agency securities. To a lesser extent, the Bank also makes consumer
loans and loans secured by savings accounts.

               The operating results of the Company depend primarily upon its
net interest income, which is determined by the difference between interest
income on interest-earnings assets, principally loans, mortgage-backed
securities and investment securities, and interest expense on interest-bearing
liabilities, which consist of interest-bearing checking accounts, passbook
savings accounts and certificates of deposit. The Company's net income is also
affected by its provision for loan losses, as well as its non-interest income,
including fees and gains or losses on sales of assets, its operating expenses,
including compensation and benefits expenses, occupancy and equipment expenses,
federal deposit insurance premiums, miscellaneous other expenses and federal
income taxes.

"SAFE HARBOR" STATEMENT UNDER THE PRIVATE SECURITIES LITIGATION REFORM ACT OF
1995

               In addition to historical information, forward-looking statements
are contained herein that are subject to risks and uncertainties that could
cause actual results to differ materially from those reflected in the
forward-looking statements. Factors that could cause future results to vary from
current expectations, include, but are not limited to, the impact of economic
conditions (both generally and more specifically in the markets in which the
Bank operates), the impact of competition for the Bank's customers from other
providers of financial services, the impact of government legislation and
regulation (which change from time to time and over which the Bank has no
control), and other risks detailed in this Annual Report and in the Company's
other Securities and Exchange Commission filings. Readers are cautioned not to
place undue reliance on these forward-looking statements, which reflect
management's analysis only as of the date hereof. The Company undertakes no
obligation to publicly revise these forward-looking statements, to reflect
events or circumstances that arise after the date hereof. Readers should
carefully review the risk factors described in other documents the Company files
from time to time with the Securities and Exchange Commission, including the
Quarterly Reports on Form 10-QSB to be filed by the Company in 2000 and any
Current Reports on Form 8-K filed by the Company.



                                       -3-
<PAGE>


FINANCIAL CONDITION

               ASSETS. Total assets increased by $2.7 million, or 4.3%, from
$62.4 million at September 30, 1998 to $65.1 million at September 30, 1999. The
increase consisted primarily of increases in loans receivable of $5.1 million
and cash and cash equivalents of $.2 million, partially offset by decreases in
mortgage-backed securities of $1.8 million and investment securities of $.8
million.

               CASH AND CASH EQUIVALENTS. These balances consist of cash on hand
and interest-bearing checking accounts and overnight deposit accounts in other
financial institutions. Cash and cash equivalents increased slightly, totaling
$941,000 at September 30, 1999 as compared to $746,000 at September 30, 1998.

               INVESTMENT SECURITIES. Investment securities consist primarily of
U.S. Treasury and U.S. Government agency securities. The Company also invests in
certificates of deposit in other insured financial institutions (in amounts up
to $99,000 at any one institution) and, to a lesser extent, in municipal
securities. Investment securities, both held to maturity and available for sale,
decreased $.8 million, or 20.5%, from $3.9 million at September 30, 1998 to $3.1
million at September 30, 1999. Net cash generated from maturities of investment
securities was used primarily to fund increased loan demand.

               LOANS RECEIVABLE. The Company's loans receivable, net, increased
by $5.1 million, or 11.4%, from $44.6 million at September 30, 1998 to $49.7
million at September 30, 1999. Total loan originations during the year amounted
to $17.5 million, of which $11.1 million were for single-family residential
loans within the Company's local trade area.

               LOAN CONCENTRATIONS. The Company does not have a concentration of
its loan portfolio in any one industry or to any one borrower. Real estate
lending (both mortgage and construction loans) continues to be the largest
component of the loan portfolio, representing $47.2 million, or 93.6%, of total
gross loans outstanding at September 30, 1999, while consumer loans, including
installment loans, loans secured by deposit accounts and unsecured loans,
totaled $3.2 million, or 6.4%, of total gross loans outstanding.

               The Company's lending is concentrated to borrowers who reside in
and/or which are collateralized by real estate and property located in Lawrence
and Scioto County, Ohio, and Boyd and Greenup County, Kentucky. Employment in
these areas is highly concentrated in the petroleum, iron and steel industries.
Therefore, many debtors' ability to honor their contracts is dependent upon
these economic sectors.

               ALLOWANCE FOR LOAN LOSSES. The Company's policy is to establish
reserves for estimated losses on loans when it determines that a significant and
probable decline in value occurs. The allowance for losses on loans is
maintained at a level believed adequate by management to absorb estimated losses
in the portfolio. Management's determination of the adequacy of the allowance is
based on an evaluation of the portfolio, past loss experience, current economic
conditions, volume, growth and composition of the portfolio, and other relevant
factors. The allowance is increased by provisions for loan losses which are
charged against income. The Company's allowance for loan losses has historically
been predicated on its low loss experience.

               The allowance for loan losses as a percentage of total loans
decreased slightly from .64% at September 30, 1998 to .59% at September 30,
1999. The total dollar amount of the allowance increased slightly, from $288,000
at September 30, 1998 to $292,000 at September 30, 1999.



                                       -4-
<PAGE>


               Charge-off activity for the year ended September 30, 1999 totaled
$12,496 as compared to $10,221 for the preceding year. Recoveries totaled $146
and $-0- for the years ended September 30, 1999 and 1998, respectively.

               The Company had $153,000 and $125,000 of non-accrual loans at
September 30, 1999 and 1998, respectively. At the same dates, there were loans
of $21,000 and $-0- greater than 90 days delinquent which were still accruing
interest.

               The Company had no troubled debt restructurings during the years
ended September 30, 1999 and 1998.

               Management has determined that the allowance for loan losses is
adequate at September 30, 1999 and 1998.

               MORTGAGE-BACKED SECURITIES. The Company invests primarily in
adjustable-rate mortgage-backed securities, which are classified either as held
to maturity or available for sale. Aggregate balances of mortgage-backed
securities decreased $1.8 million, or 16.5%, totaling $9.1 million at September
30, 1999 and $10.9 million at September 30, 1998. During the year ended
September 30, 1999, there were no mortgage-backed securities purchased, and $1.8
million in principal repayments.

               OFFICE PROPERTIES AND EQUIPMENT. The Company constructed a
drive-through facility expansion at its Ironton office and a new branch banking
facility located in Proctorville, Ohio during the year ended September 30, 1997.
The total cost of both projects approximated $1.0 million. In connection with
the opening of the new branch, the Chesapeake, Ohio branch was relocated to
Proctorville. The Company sold the Chesapeake, Ohio facility during the 1998
fiscal year resulting in a $47,000 gain. The Proctorville, Ohio branch
relocation is expected to provide increased business opportunities for the
Company. The Company purchased $11,000 of computers, equipment and software
during 1999.

               DEPOSITS. The Company's deposit accounts consist of passbook
savings accounts, certificates of deposit and checking accounts. Deposits
increased $2.3 million, or 5.1%, from $45.4 million at September 30, 1998 to
$47.7 million at September 30, 1999. The Bank continues to offer competitive
interest rates on deposit accounts.

               ADVANCES FROM FEDERAL HOME LOAN BANK. The Company utilized $2.3
million in new advances during the year ended September 30, 1999 to meet its
loan demand and other funding needs. Approximately $1.5 million of advances were
repaid during the year. Outstanding advances totaled $7.8 million at September
30, 1999 as compared to $7.0 million at September 30, 1998. The Company has
ample borrowing capacity if needed to fund future commitments.

               STOCKHOLDERS' EQUITY. Stockholders' equity totaled $9.3 million
at September 30, 1999, as compared to $9.7 million at September 30, 1998. The
$.4 million decrease, or 4.1%, resulted primarily from the purchase of treasury
shares and the payment of dividends during the 1999 fiscal year, partially
offset by net income for the year.



                                       -5-
<PAGE>


RESULTS  OF OPERATIONS

           AVERAGE BALANCES, NET INTEREST INCOME AND YIELDS EARNED AND RATES
PAID. The following table presents for the years indicated the total dollar
amount of interest from average interest-earning assets and the resultant
yields, as well as the interest expense on average interest-bearing liabilities,
expressed both in dollars and rates, and the net interest margin. The table does
not reflect any effect of income taxes.
All average balances are based on month-end balances.

<TABLE>
<CAPTION>

                                                                                        YEAR ENDED SEPTEMBER 30,
                                       ---------------------------------------------------------------------------------------------
                                                        1999                                               1998
                                       ----------------------------------------   ------------------------------------------------
                                                                                                 (Dollars in Thousands)
                                          Average                         Yield/         Average                            Yield/
                                          BALANCE       INTEREST           RATE          BALANCE         INTEREST            RATE
                                          -------       --------           ----          -------         --------            ----
<S>                                    <C>              <C>               <C>         <C>               <C>                 <C>
Interest-earning assets:
  Loans receivable 7                   $   49,124       $   3,583         7.29%       $    43,639       $    3,189          7.31%
  Mortgage-backed
   securities 8                             9,469             570         6.02             10,128              605          5.98
  Investment securities 9                   3,183             177         5.56              5,155              401          7.78
  Other interest-
   earning assets                             671              48         7.15                612               44          7.19
                                       ----------       ---------                     -----------       ----------
     Total interest-
      earning assets                        62,447          4,378         7.01             59,534            4,239          7.12
                                                        ---------       ------                          ----------       -------
Non-interest earning
 assets                                      2,267                                          2,203
                                       -----------                                    -----------
     Total assets                      $    64,714                                    $    61,737
                                       ===========                                    ===========

Interest-bearing liabilities:
 Deposits                              $    47,992          2,294         4.78        $    45,259            2,323          5.13
 FHLB advances                               7,123            369         5.18              6,296              297          4.72
                                       -----------      ---------                     -----------       ----------
     Total interest-
      bearing liabilities                   55,115          2,663         4.83             51,555            2,620          5.08
                                                        ---------       ------                          ----------       -------

Non-interest bearing
 liabilities                                   287                                            345
                                       -----------                                    -----------

     Total liabilities                      55,402                                         51,900
Stockholders' equity                         9,312                                          9,837
                                       -----------                                    -----------

     Total liabilities and
     stockholders' equity              $    64,714                                    $    61,737
                                       ===========                                    ===========

Net interest income;
 interest rate spread                                   $   1,715         2.18%                         $    1,619          2.04%
                                                        =========       ======                          ==========       =======

Net interest margin 10                                                    2.75%                                             2.72%
                                                                        ======                                           =======

Average interest-earning
  assets to average
   interest-bearing liabilities                                         113.30%                                         115.48  %
                                                                        ======                                            ======
</TABLE>


<TABLE>
<CAPTION>

                                --------------------------------------
                                                  1997
                                 -------------------------------------

                                    Average                     Yield/
                                    BALANCE      INTEREST        RATE
                                    -------      --------        ----
<S>                               <C>           <C>             <C>
Interest-earning assets:
  Loans receivable 7              $   37,678    $    2,954      7.84%
  Mortgage-backed
   securities 8                        7,661           467      6.09
  Investment securities 9              9,848           638      6.47
  Other interest-
   earning assets                      1,464            75      5.06
                                  ----------    ----------
     Total interest-
      earning assets                  56,651         4,134      7.30
                                                ----------    ------
Non-interest earning
 assets                                1,712
                                  ----------
     Total assets                 $   58,363
                                  ==========

Interest-bearing liabilities:
 Deposits                         $   45,982         2,374      5.16
 FHLB advances                         1,318            74      5.61
                                  ----------    ----------
     Total interest-
      bearing liabilities             47,300         2,448      5.18
                                                ----------    --------

Non-interest bearing
 liabilities                             425
                                  ----------

     Total liabilities                47,725
Stockholders' equity                  10,638
                                  ----------

     Total liabilities and
     stockholders' equity         $   58,363
                                  ==========

Net interest income;
 interest rate spread                           $    1,686      2.12  %
                                                ==========    ========

Net interest margin 10                                          2.97%
                                                              =======

Average interest-earning
  assets to average
   interest-bearing liabilities                               119.77 %
                                                              ======
</TABLE>

- ---------------------
7    Includes non-accrual loans.
8    Includes mortgage-backed securities held to maturity as well as those
     available for sale.
9    Includes investment securities held to maturity as well as those available
     for sale.
10   Net interest margin is net interest income divided by average
     interest-earning assets.



                                       -6-
<PAGE>


               RATE/VOLUME ANALYSIS. The following table describes the extent to
which changes in interest rates and changes in volume of interest-related assets
and liabilities have affected the Company's interest income and expense during
the periods indicated. For each category of interest-earning assets and
interest-bearing liabilities, information is provided on changes attributable to
(i) changes in volume (change in volume multiplied by prior year rate), (ii)
changes in rate (change in rate multiplied by prior year volume), and (iii)
total change in rate and volume. The combined effect of changes in both rate and
volume has been allocated proportionately to the change due to rate and the
change due to volume.

<TABLE>
<CAPTION>

                                                                        Year Ended September 30,
                                   -------------------------------------------------------------------------------------------------
                                                1999 VS. 1998                  1998 VS. 1997                      1997 VS. 1996
                                   -------------------------------------------------------------------------------------------------
                                         Increase                        Increase                               Increase
                                        (Decrease)         Total        (Decrease)            Total            (Decrease)   Total
                                          Due To        Increase          Due To             Increase            Due To   Increase
                                          ------                          ------                                 ------
                                    Rate      Volume   (Decrease)        Rate     Volume    (Decrease)     Rate   Volume (Decrease)
                                    ----      ------   ----------        ----     ------    ----------     ----   -----------------
                                                                          (In Thousands)
<S>                                <C>         <C>        <C>       <C>        <C>         <C>       <C>        <C>      <C>
  Interest-earning assets:
    Loans receivable               $     (7)   $  401     $   394   $  (232)   $   467     $    235  $   (104)  $  325   $   221
    Mortgage-backed securities11          4       (39)        (35)      (12)       150          138        12      (64)      (52)
    Investment securities12             (71)     (153)       (224)       66       (303)        (237)       (7)     155       148
    Other interest-earning assets        -          4           4        12        (43)         (31)       (2)     (52)      (54)
                                   --------    ------     -------   -------    -------     --------  --------   ------    ------

      Total interest-earning
       assets                           (74)      213         139      (166)       271          105      (101)     364       263
                                   --------    ------     -------   -------    -------     --------  --------   ------    ------

  Interest-bearing liabilities:
    Deposits                           (142)      113         (29)      (13)       (38)         (51)       48       (4)       44
    FHLB advances                         9        63          72       (56)       279          223         2       71        73
                                   --------    ------     -------   -------    -------     --------  --------   ------    ------
       Total interest-bearing
        liabilities                   (133)       176          43       (69)       241          172        50       67       117
                                   --------    ------     -------   -------    -------     --------  --------   ------    ------

  Increase (decrease) in net
    interest income                $     59    $   37     $    96   $   (97)   $    30     $    (67) $ (151)    $  297   $   146
                                   ========    =======    ========  =========  =======     ========= =========  =======  ========
</TABLE>

- ---------------------
11   Includes mortgage-backed securities held to maturity as well as those
     available for sale.

12   Includes investment securities held to maturity as well as those available
     for sale.


                                       -7-
<PAGE>


COMPARISON OF OPERATING RESULTS FOR THE YEARS ENDED SEPTEMBER 30, 1999 AND 1998

          NET INCOME. Net income was $240,000 for the year ended September 30,
1999 as compared to $252,000 for the year ended September 30, 1998, a decrease
of $12,000, or 4.8%. Basic earnings per share were $.45 and $.44 for the years
ended September 30, 1999 and 1998, respectively, while diluted earnings per
share were $.45 and $.43 for the 1999 and 1998 fiscal years, respectively. The
$12,000 decrease in net income resulted from a decrease in non-interest income
of $44,000, or 30.3%, and increases in the provision for loan losses of $5,000,
or 41.7%, non-interest expenses of $34,000, or 2.4%, and the provision for
income taxes of $25,000, or 31.6%, partially offset by an increase in net
interest income of $96,000, or 5.9%.

          INTEREST INCOME. Interest income increased $139,000, or 3.3%, to $4.4
million for the year ended September 30, 1999. The increase consisted of
increases of $394,000 and $4,000 in interest earned on loans receivable and
other interest-earning assets, offset by declines in interest earned on
mortgage-backed securities and investment securities of $35,000 and $224,000,
respectively. The increases in 1999 as compared to 1998 resulted primarily from
increases in the average volume of the loan and other interest-earning assets
portfolios. The decreases in interest earned on mortgage-backed securities and
investment securities resulted primarily from declines in the average volumes of
these portfolios. Overall, the interest-earning assets yield declined 11 basis
points, from 7.12% for fiscal year 1998 to 7.01% for fiscal year 1999.

          INTEREST EXPENSE. Interest expense increased $43,000, or 1.6%, from
$2,620,000 for the year ended September 30, 1998 to $2,663,000 for the year
ended September 30, 1999. The increase resulted primarily from higher volumes of
interest-bearing deposits and FHLB advances during fiscal 1999 as compared to
fiscal 1998, partially offset by a decrease in the average rate paid on
interest-bearing deposits. The average volume of interest-bearing deposits and
FHLB advances approximated $48.0 million and $7.1 million, respectively, during
fiscal 1999 as compared to $45.3 million and $6.3 million, respectively, for
fiscal 1998. The yield paid on all interest-bearing liabilities fell 25 basis
points, from 5.08% for fiscal 1998 to 4.83% for fiscal 1999.

          PROVISION FOR LOAN LOSSES. For the 1999 fiscal year, the provision for
loan losses was $17,000 as compared to $12,000 for fiscal 1998. The increased
provision represents management's estimate of losses that may be inherent in the
loan portfolio, the average balance of which increased $5.5 million during
fiscal 1999. However, past due loans continue to remain at historically low
levels. In providing for loan losses, management makes a review of
non-performing loans, the overall quality of the loan portfolio, levels of past
due loans and prior loan loss experience.

          NON-INTEREST INCOME. The $44,000 decrease in non-interest income, from
$145,000 for the year ended September 30, 1998 to $101,000 for the year ended
September 30, 1999 resulted primarily from a $47,000 gain in fiscal year 1998 on
the sale of the former Chesapeake, Ohio branch office facility with no
comparable gain during fiscal 1999, partially offset by increased service
charges on deposit accounts. Expansion and improvements to the Company's main
office and branch facilities has enabled the Company to better compete with
other area institutions for transaction accounts, resulting in increased service
fee income.



                                       -8-
<PAGE>


          NON-INTEREST EXPENSE. The $34,000 increase in non-interest expense,
from $1,421,000 for the year ended September 30, 1998 to $1,455,000 for the year
ended September 30, 1999, resulted primarily from increases in data processing
expenses of $11,000, advertising expenses of $14,000, professional services
expenses of $16,000, and other expenses of $13,000, partially offset by declines
in occupancy and equipment expenses and franchise taxes of $15,000 and $12,000,
respectively. Data processing costs increased primarily due to increased costs
associated with ATM usage, while advertising costs increased due to more media
advertising during fiscal 1999 as compared to fiscal 1998. Professional services
expenses increased due to the timing of services rendered. There was no
significant increase in any single category of other non-interest expenses.
Occupancy and equipment expenses decreased due to lower depreciation charges on
equipment during the 1999 fiscal year as compared to 1998, while franchise taxes
decreased due to lower levels of taxable stockholders' equity.

          PROVISION FOR INCOME TAXES. The $25,000 increase in the provision for
income taxes, from $79,000 for the year ended September 30, 1998 to $104,000 for
the year ended September 30, 1999 reflects higher levels of taxable income taxed
at higher statutory tax rates.

          COMPARISON OF OPERATING RESULTS FOR THE YEARS ENDED SEPTEMBER 30, 1998
AND 1997

          NET INCOME. Net income was $252,000 for the year ended September 30,
1998 as compared to $287,000 for the year ended September 30, 1997, a decrease
of $35,000, or 12.2%. Basic earnings per share were $.44 and $.46 for the years
ended September 30, 1998 and 1997, respectively, while diluted earnings per
share were $.43 and $.46 for the 1998 and 1997 fiscal years, respectively. The
$35,000 decrease in net income resulted from a decrease in net interest income
of $67,000, or 4.0%, an increase in the provision for loan losses of $9,000, and
an increase in non-interest expenses of $115,000, or 8.8%, partially offset by
an increase in non-interest income of $93,000 and a reduction in the provision
for income taxes of $63,000, or 44.4%.

          INTEREST INCOME. Interest income increased $105,000, or 2.5%, to $4.2
million for the year ended September 30, 1998. The increase consisted of
increases of $235,000 and $138,000 in interest earned on loans receivable and
mortgage-backed securities, offset by declines in interest earned on investment
securities and other interest-earning assets of $237,000 and $31,000,
respectively. The increases in 1998 as compared to 1997 resulted primarily from
increases in the average volume of the loan and mortgage-backed securities
portfolios, offset by declines in the rates earned on the portfolios. The
decreases in interest earned on investment securities and other interest-earning
assets resulted from declines in the average volumes of these portfolios,
partially offset by higher yields earned. Overall, the interest-earning assets
yield declined 18 basis points, from 7.30% for the fiscal year 1997 to 7.12% for
fiscal year 1998.

          INTEREST EXPENSE. Interest expense increased $172,000, or 7.0%, from
$2,448,000 for the year ended September 30, 1997 to $2,620,000 for the year
ended September 30, 1998. The increase resulted primarily from a higher volume
of FHLB advances during fiscal 1998 as compared to fiscal 1997, offset by
decreases in the average volume of interest-bearing deposits, and rates paid on
both FHLB advances and interest-bearing deposits. The average volume of FHLB



                                       -9-
<PAGE>


advances approximated $6.3 million during fiscal 1998 as compared to $74,000 for
fiscal 1997. The yield paid on all interest-bearing liabilities fell 10 basis
points, from 5.18% for fiscal 1997 to 5.08% for fiscal 1998.

          PROVISION FOR LOAN LOSSES. For the 1998 fiscal year, the provision for
loan losses was $12,000 as compared to $3,000 for fiscal 1997. The increased
provision represents management's estimate of losses that may be inherent in the
loan portfolio, the average balance of which increased $6.0 million during
fiscal 1998. However, past due loans continue to remain at historically low
levels. In providing for loan losses, management makes a review of
non-performing loans, the overall quality of the loan portfolio, levels of past
due loans and prior loan loss experience.

          NON-INTEREST INCOME. The $93,000 increase in non-interest income, from
$52,000 for the year ended September 30, 1997 to $145,000 for the year ended
September 30, 1998 resulted primarily from a $47,000 gain in fiscal year 1998 on
the sale of the former Chesapeake, Ohio branch office facility, from $22,000 of
gains in fiscal year 1998 from sales of securities, and to a lesser extent, from
increased service fee income on deposit accounts. Expansion and improvements to
the Company's main office and branch facilities has enabled the Company to
better compete with other area institutions for transaction accounts, resulting
in increased service fee income.

          NON-INTEREST EXPENSE. The $115,000 increase in non-interest expense,
from $1,306,000 for the year ended September 30, 1997 to $1,421,000 for the year
ended September 30, 1998, resulted primarily from increases in compensation and
benefits of $87,000, occupancy and equipment expenses of $37,000 and data
processing expenses of $26,000, partially offset by reductions in Savings
Association Insurance Fund ("SAIF") deposit insurance premiums, professional
services expenses, and other expenses of $15,000, $18,000 and $16,000,
respectively. Compensation and benefits increased primarily due to increased
salaries and wages from normal percentage salary increases, costs of additional
employees hired to staff new drive-through and branch facilities, and higher
employee insurance and stock award programs costs. Occupancy and equipment
expenses increased due to increased costs associated with the expansion and
improvements made to the Company's facilities during fiscal year 1997. Data
processing expenses increased due to the increased number of customer accounts
and increased costs of new services, such as ATM machines. The decline in SAIF
deposit insurance premiums reflects the lower insurance assessment rates for
entire fiscal year 1998, while professional services expenses decreased due to
the recurring nature of services provided to the Company during 1998 in
connection with its public reporting obligations. There was no individually
significant factor contributing to the fiscal 1998 decline in other non-interest
expenses.

          PROVISION FOR INCOME TAXES. The $63,000 decrease in the provision for
income taxes, from $142,000 for the year ended September 30, 1997 to $79,000 for
the year ended September 30, 1998 reflects lower statutory tax rates being
applied to reduced pretax income.



                                       -10-
<PAGE>


ASSET AND LIABILITY MANAGEMENT

          The Company's profitability, like that of many financial institutions,
is dependent to a large extent upon its net interest income, which is the
difference between its interest income on interest-earning assets, such as loans
and investments, and its interest expense on interest-bearing liabilities, such
as deposits. When interest-earning 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. Finally, a flattening of the "yield curve" (i.e., a decline in the
difference between long- and short-term interest rates), such as has occurred
during the past year, could adversely impact net interest income to the extent
that the Company's assets have a longer average term than its liabilities. At
September 30, 1999, the ratio of the Company's average interest-earning assets
to average interest-bearing liabilities amounted to 113.30% as compared to
115.48% at September 30, 1998.

          The Company's actions with respect to interest rate risk and its
asset/liability gap management are taken under the guidance of the Bank's Board
of Directors, through its Executive/Loan Committee, which generally meets every
two to three weeks.

          The Company's attempts to mitigate the interest-rate risk of holding
long-term assets in its portfolio through the origination of adjustable-rate,
residential and commercial mortgage loans, which have interest rates which
adjust annually, and the purchase of mortgage-backed securities, primarily
secured by single-family residential dwellings financed with adjustable-rate
mortgages. The following table presents, as of September 30, information showing
the relative short-term nature of certain of the Company's assets, the maturity
proceeds of which are subject to reinvestment in loans or securities at then
market rates:

<TABLE>
<CAPTION>

                                                                  1999                              1998
                                                       --------------------------         -----------------------
                                                       Amount             Percent         Amount           Percent
                                                       ------             -------         ------           -------
                                                                       (Dollars in Millions)

<S>                                                   <C>                   <C>         <C>               <C>
Adjustable rate:
  Single family mortgage loans                        $   28.5              69.0%       $    30.0         76.2    %
  Total loans                                             34.1              67.7             34.0         74.7
  Mortgage-backed securities                               9.0              98.9             10.7         98.2
Investment securities (maturities of
  five years or less)                                      1.8              58.1              2.7         68.1
</TABLE>


          As part of its efforts to maximize net interest income and manage the
risks associated with changing interest rates, management of the Bank uses the
"market value of portfolio equity" ("NPV") methodology which the Office of
Thrift Supervision ("OTS") has adopted as part of its capital regulations.
Although the Bank would not be subject to the NPV regulation because such
regulation does not apply to institutions with less than $300 million in assets
and risk based capital in excess of 12%, the application of the NPV methodology
may illustrate the Bank's interest rate risk.

          Under this methodology, interest rate risk exposure is assessed by
reviewing the estimated changes in the Bank's NPV which would hypothetically
occur if interest rates rapidly rise or fall all along the yield curve.
Projected values of NPV at both higher and lower regulatory defined rate
scenarios are compared to base case values (no changes in rates) to determine
the sensitivity to changing interest rates.

          Presented below, as of September 30, 1999 and 1998, is an analysis of
the Bank's interest rate risk ("IRR") as measured by changes in NPV for
instantaneous and sustained parallel shifts of



                                       -11-
<PAGE>


100 basis points in market interest rates. The table also contains the policy
that the Board of Directors deems advisable in the event of various changes in
interest rates. Such limits have been established with consideration of the
impact of various rate changes and the Bank's currently strong capital position.

<TABLE>
<CAPTION>

                                                 Market Value of Portfolio Equity
                                                 --------------------------------
         Changes in
       Interest Rates   Board Limit                  As of September 30, 1999              as of September 30, 1998
                                                      ------------------------              ------------------------
       (Basis Points)    % Change             $ Change in NPV    % Change in NPV    $ Change in NPV    % Change in NPV
       --------------    --------             ---------------    ---------------    ---------------    ---------------
                                                                    (Dollars in Thousands)
<S>         <C>            <C>                   <C>                <C>                  <C>                   <C>
           +300            (30)%                 $(2,463)           (28)%                $ (1,595)             (20)%
           +200            (20)                  (1,434)            (16)                     (840)             (10)
           +100            (10)                    (573)             (6)                     (349)              (4)
            --              --                       --              --                        --               --
           -100            (10)                     257               3                       313                4
           -200            (20)                     465               5                       674                8
           -300            (30)                     719               8                     1,103               14
</TABLE>


          The slight increase in the Company's exposure to interest rate risk
for 1999 as compared to 1998 resulted primarily from an increase in the weighted
average contractual maturity of the fixed rate loan portfolio, and to a lesser
extent, from a decrease in the weighted average contractual maturity of
interest-bearing deposits.

          The OTS uses the above NPV calculation to monitor an institution's
IRR. The OTS has promulgated regulations regarding a required adjustment to the
institution's risk-based capital based on IRR. The application of the OTS'
methodology quantifies IRR as the change in the NPV which results from a
theoretical 200 basis point increase or decrease in market interest rates. If
the NPV from either calculation would decrease by more than 2% of the present
value of the institution's assets, the institution must deduct 50% of the amount
of the decrease in excess of such 2% in the calculation of risk-based capital.
At September 30, 1999 and 1998, 2% of the present value of the Bank's assets was
approximately $1.1 million and $1.1 million, respectively, and, as shown in the
table, a 200 basis point increase or decrease in market interest rates would not
significantly impact the Bank's portfolio value. Thus, at September 30, 1999 and
1998, the Bank would not have a significant interest rate risk component
deducted from its regulatory capital.

LIQUIDITY AND CAPITAL RESOURCES

          The Bank is required under applicable federal regulations to maintain
specified levels of "liquid" investments in qualifying types of U.S. Government
and government agency obligations and other similar investments having
maturities of five years or less. Such investments are intended to provide a
source of relatively liquid funds upon which the Bank may rely if necessary to
fund deposit withdrawals and for other short-term funding needs. The required
level of such liquid investments is currently 4% of certain liabilities as
defined by the OTS and may be changed to reflect economic conditions.

          The liquidity of the Bank, as measured by the ratio of cash, cash
equivalents, qualifying investments and mortgage-backed securities and interest
receivable on investments and mortgage-backed securities that would qualify
except for the maturity dates, to the sum of total deposits less any share loans
on deposits, averaged 4.3% for the quarter ended September 30, 1999, as compared
to 5.4% for the quarter ended September 30, 1998. At September 30, 1999, the
Bank's "liquid" assets totaled approximately $1.1 million, which was $.1 million
in excess of the current OTS minimum requirement.



                                       -12-
<PAGE>


          The Bank's liquidity, represented by cash and cash equivalents, is a
product of its operating, investing and financing activities. The Bank's primary
sources of funds are deposits, prepayments and maturities of outstanding loans
and mortgage-backed securities, maturities of short-term investments, and funds
provided from operations. While scheduled loan and mortgage-backed securities
amortization and maturing short-term investments are relatively predictable
sources of funds, deposit flows and loan prepayments are greatly influenced by
general interest rates, economic conditions and competition. The Bank generates
cash through its retail deposits and, to the extent deemed necessary, has
utilized borrowings from the FHLB of Cincinnati. Outstanding advances totaled
$7.8 million at September 30, 1999.

          Liquidity management is both a daily and long-term function of
business management. The Bank uses its sources of funds primarily to meet its
ongoing commitments, to pay maturing savings certificates and savings
withdrawals, fund loan commitments and maintain a portfolio of mortgage-backed
and investment securities. At September 30, 1999, the total approved loan
commitments and unused lines of credit outstanding amounted to $2.1 million.
Certificates of deposit scheduled to mature in one year or less at September 30,
1999 totaled $25.5 million. The Company believes that it has adequate resources
to fund all of its commitments and that it could either adjust the rate of
certificates of deposit in order to retain deposits in changing interest rate
environments or replace such deposits with borrowings if it proved to be
cost-effective to do so.

          At September 30, 1999, the Bank had regulatory capital which was well
in excess of applicable limits. At September 30, 1999, the Bank was required to
maintain tangible capital of 1.5% of adjusted total assets, core capital of 4.0%
of adjusted total assets and risk-based capital of 8.0% of adjusted
risk-weighted assets. At September 30, 1999, the Bank's tangible capital was
$8.5 million or 13.1% of adjusted total assets, core capital was $8.5 million or
13.1% of adjusted total assets and risk-based capital was $8.8 million or 26.9%
of adjusted risk-weighted assets, exceeding the requirements by $7.5 million,
$5.9 million and $6.2 million, respectively.

          The Company, as a separately incorporated holding company, has no
significant operations other than serving as sole stockholder of the Bank. On an
unconsolidated basis, the Company has no paid employees. The Company's assets
consists of its investment in the Bank, the Company's loan to the ESOP and the
net proceeds retained from the Conversion, and its sources of income consists
primarily of earnings from the investment of such funds as well as any dividends
from the Bank. The only significant expenses incurred by the Company relate to
its reporting obligations under federal securities laws and related expenses as
a publicly traded company. The Company retained 50% of the net Conversion
proceeds, and management believes that the Company will have adequate liquidity
available to respond to liquidity demands.

          Any future cash dividends will be based on a percentage of the
Company's consolidated earnings and should not have a significant impact on its
liquidity. In addition, the Company also has the ability to obtain dividends
from the Bank.

RECENT ACCOUNTING PRONOUNCEMENTS

          In February, 1997, the Financial Accounting Standards Board ("FASB")
issued Statement of Financial Accounting Standards No. 128 ("the Statement"),
"Earnings Per Share." The Statement requires entities to give effect to all
dilutive potential common shares that were outstanding during the reporting
period for purposes of calculating earnings per share.

          The Company adopted the provisions of the Statement effective December
31, 1997. The presentation of basic and diluted earnings per share is reflected
in the accompanying consolidated financial statements for all periods presented.
Although the Company does have potential common



                                       -13-
<PAGE>


shares outstanding in the form of stock options, application of the Statement
was not material to the reported earnings per share amounts.

          In June, 1997, FASB issued Statement of Financial Accounting Standards
No. 130 ("the Statement"), "Reporting Comprehensive Income." The Statement
requires that all items that are required to be recognized under accounting
standards as components of comprehensive income be reported in a financial
statement that is displayed in the same prominence as other financial
statements. As currently applicable, the Company's only other comprehensive
income is unrealized holding gains and losses on available for sale securities.

          The Company adopted the provisions of this Statement effective for the
quarter ending December 31, 1998. The prior years statements have been
reclassified to conform to the provisions of the Statement. Adoption of this
Statement had no effect on current, or previously reported amounts of total
stockholders' equity. See the Consolidated Statements of Changes in
Stockholders' Equity for the reported amounts of net income, and total
comprehensive income.

YEAR 2000

          The Bank's most significant data processing is performed by an outside
service bureau, Fiserv, Inc. Fiserv serves a large client base and has kept the
Bank informed throughout 1999 as to its progress in addressing its Year 2000
preparations, which significantly impact the Bank.

          A "Client Task Force" was formed among Fiserv members which conducted
on-site testing at the data center. Exceptions noted as a result of this testing
were addressed. Based upon overall test results, Fiserv determined the testing
was successful and has completed their readiness for Year 2000. The Bank has
independently evaluated the test results.

          The Bank identified the need to replace "teller hardware and software"
and "local area network software" used in daily operations. Such software was
replaced and tested during fiscal 1999.

          Fiserv efforts include a Disaster Recovery Center to ensure proper
backup. All test results have been made available to the Bank and have been
independently evaluated. Other areas evaluated by the Bank include systems for
security, vaults, ATMs and others. All were found to be Year 2000 compliant.
Management believes the Bank has addressed all Year 2000 implementation issues.

          The costs associated with the Year 2000 issues are estimated to
approximate $60,000 to $100,000. The majority of such costs will be capitalized
and depreciated over an estimated five year period.

IMPACT OF INFLATION AND CHANGING PRICES

          The Consolidated Financial Statements of the Company and related notes
presented herein have been prepared in accordance 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 most industrial companies, substantially 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 the effects of general levels of inflation. Interest rates do
not necessarily move in the same direction or in the same magnitude as the price
of goods and services, since such prices are affected by inflation to a larger
extent than interest rates. In the current interest rate environment, liquidity
and the maturity structure of the Bank's assets and liabilities are critical to
the maintenance of acceptable performance levels.



                                       -14-
<PAGE>


                                   [LOGO]

                          INDEPENDENT AUDITOR'S REPORT

   To the Stockholders and
     Board of Directors
   First Federal Financial Bancorp, Inc.
   Ironton, Ohio  45638

   We have audited the accompanying consolidated balance sheets of First Federal
   Financial Bancorp, Inc. and subsidiary as of September 30, 1999 and 1998, and
   the related consolidated statements of income, changes in stockholders'
   equity and cash flows for the years ended September 30, 1999, 1998 and 1997.
   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 consolidated financial
   statements are free of material misstatement. An audit includes examining, on
   a test basis, evidence supporting the amounts and disclosures in the
   consolidated financial statements. An audit also includes assessing the
   accounting principles used and significant estimates made by management, as
   well as evaluating the overall consolidated 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 respects, the consolidated financial position
   of First Federal Financial Bancorp, Inc. and subsidiary as of September 30,
   1999 and 1998, and the results of their operations and their cash flows for
   the years ended September 30, 1999, 1998 and 1997, in conformity with
   generally accepted accounting principles.



   /s/Kelley, Galloway & Company, PSC

   Ashland, Kentucky
   November 19, 1999



                                       -15-
<PAGE>


                         FIRST FEDERAL FINANCIAL BANCORP, INC. AND SUBSIDIARY

                                      CONSOLIDATED BALANCE SHEETS

                                      SEPTEMBER 30, 1999 AND 1998

                                                ASSETS

<TABLE>
<CAPTION>

                                                                                         1999                 1998
                                                                                   ------------         -------------
<S>                                                                                <C>                  <C>
CASH AND CASH EQUIVALENTS, including interest-bearing

  deposits of $563,530 and $532,427, respectively                                  $     940,751        $     746,261

INVESTMENT SECURITIES HELD TO MATURITY, approximate
  market value of $2,332,859 and $3,370,424, respectively                              2,317,111            3,309,806

INVESTMENT SECURITIES AVAILABLE FOR SALE,
  at approximate market value                                                            791,159              609,978

LOANS RECEIVABLE, less allowance for loan losses of
  $292,500 and $288,350, respectively                                                 49,703,008           44,642,641

MORTGAGE-BACKED SECURITIES HELD TO MATURITY, approximate
  market value of $4,340,142 and $5,227,122, respectively                              4,443,450            5,268,915

MORTGAGE-BACKED SECURITIES AVAILABLE FOR SALE,
  at approximate market value                                                          4,702,702            5,618,354

ACCRUED INTEREST RECEIVABLE                                                              337,610              341,410

FORECLOSED REAL ESTATE                                                                    45,499               10,603

OFFICE PROPERTIES AND EQUIPMENT                                                        1,760,051            1,752,308

OTHER ASSETS                                                                              94,407               95,621
                                                                                   -------------        -------------

                                                                                   $  65,135,748        $  62,395,897
                                                                                   =============        =============

                      LIABILITIES AND STOCKHOLDERS' EQUITY

DEPOSITS                                                                           $  47,743,450        $  45,436,581

ADVANCES FROM FEDERAL HOME LOAN BANK                                                   7,845,869            7,004,136

ACCRUED INCOME TAXES PAYABLE:
  Current                                                                                 12,391               21,106
  Deferred                                                                                54,461              118,486

ACCRUED INTEREST PAYABLE                                                                  37,015               32,814

OTHER LIABILITIES                                                                        159,477              131,878
                                                                                   -------------        -------------
          Total liabilities                                                           55,852,663           52,745,001
                                                                                   -------------        -------------

COMMITMENTS AND CONTINGENCIES (Note 17)

STOCKHOLDERS' EQUITY:
 Common stock, $.01 par value, 3,000,000 shares
   authorized; 551,597 and 583,361 shares, respectively,
   issued and outstanding                                                                  5,516                5,834
 Employee benefit plans                                                                 (549,531)            (643,854)
 Additional paid-in capital                                                            5,227,406            5,510,264
 Retained earnings-substantially restricted                                            4,658,872            4,707,377
 Accumulated other comprehensive income (loss)                                           (59,178)              71,275
                                                                                   -------------        -------------
          Total stockholders' equity                                                   9,283,085            9,650,896
                                                                                   -------------        -------------

                                                                                   $  65,135,748        $  62,395,897
                                                                                   =============        =============

                                                                                   $  65,135,748        $  62,395,897
                                                                                   =============        =============
</TABLE>




          The accompanying notes to consolidated financial statements
           are an integral part of these consolidated balance sheets.



                                       -16-
<PAGE>


                         FIRST FEDERAL FINANCIAL BANCORP, INC. AND SUBSIDIARY

                                   CONSOLIDATED STATEMENTS OF INCOME

                         FOR THE YEARS ENDED SEPTEMBER 30, 1999, 1998 AND 1997

<TABLE>
<CAPTION>

                                                                    1999                    1998                  1997
                                                           ---------------------- ----------------------- ------------
<S>                                                        <C>                   <C>                     <C>
INTEREST INCOME:
  Loans receivable -
      First mortgage loans                                 $     3,346,707       $    3,022,710          $   2,812,590
      Consumer and other loans                                     236,365              166,851                141,808
  Mortgage-backed and related securities                           569,842              604,886                467,507
  Investment securities                                            176,640              400,524                637,941
  Other interest-earning assets                                     48,587               43,882                 73,812
                                                           ---------------       --------------          -------------

        Total interest income                                    4,378,141            4,238,853              4,133,658
                                                           ---------------       --------------          -------------

INTEREST EXPENSE:
  Interest-bearing checking                                         24,145               20,767                 13,782
  Passbook savings                                                 254,576              272,110                282,994
  Certificates of deposit                                        2,015,890            2,030,590              2,077,772
  Advances from Federal Home Loan Bank                             368,737              296,636                 73,607
                                                           ---------------       --------------          -------------

        Total interest expense                                   2,663,348            2,620,103              2,448,155
                                                           ---------------       --------------          -------------

        Net interest income                                      1,714,793            1,618,750              1,685,503

PROVISION FOR LOAN LOSSES                                           16,500               12,000                  3,000
                                                           ---------------       --------------          -------------

    Net interest income after provision for loan losses          1,698,293            1,606,750              1,682,503
                                                           ---------------       --------------          -------------
NON-INTEREST INCOME:
  Gains on foreclosed real estate                                    1,661                5,599                  6,633
  Securities gains                                                    -                  22,289                  -
  Gains on sales of assets                                           8,223               47,068                  -
  Other                                                             90,782               70,743                 45,687
                                                           ---------------       --------------          -------------

        Total non-interest income                                  100,666              145,699                 52,320
                                                           ---------------       --------------          -------------

NON-INTEREST EXPENSE:
  Compensation and benefits                                        590,853              590,686                504,083
  Occupancy and equipment                                          128,167              143,226                106,354
  SAIF deposit insurance premiums                                   27,521               28,079                 43,406
  Directors' fees and expenses                                      86,743               80,573                 78,814
  Franchise taxes                                                  141,499              153,455                144,737
  Data processing                                                  113,370              102,135                 76,441
  Advertising                                                       80,085               65,701                 60,201
  Professional services                                            123,069              106,990                125,348
  Other                                                            163,432              150,255                166,708
                                                           ---------------       --------------          -------------

        Total non-interest expense                               1,454,739            1,421,100              1,306,092
                                                           ---------------       --------------          -------------

INCOME BEFORE PROVISION FOR
  INCOME TAXES                                                     344,220              331,349                428,731
                                                           ---------------       --------------          -------------

PROVISION FOR INCOME TAXES:
  Current                                                          107,179               86,730                138,732
  Deferred                                                          (2,585)              (7,638)                (3,652)
                                                           ---------------       --------------          -------------

        Total provision for income taxes                           104,594               79,092                142,384
                                                           ---------------       --------------          -------------

NET INCOME                                                 $       239,626       $      252,257          $     286,347
                                                           ===============       ==============          =============
EARNINGS PER SHARE:
   BASIC                                                   $           .45       $          .44          $         .46
                                                           ===============       ==============          =============
   DILUTED                                                 $           .45       $          .43          $         .46
                                                           ===============       ==============          =============
</TABLE>



           The accompanying notes to consolidated financial statements
             are an integral part of these consolidated statements.



                                       -17-
<PAGE>


                         FIRST FEDERAL FINANCIAL BANCORP, INC. AND SUBSIDIARY

                      CONSOLIDATED STATEMENTS OF CHANGES IN STOCKHOLDERS' EQUITY

                         FOR THE YEARS ENDED SEPTEMBER 30, 1999, 1998 AND 1997

<TABLE>
<CAPTION>

                                                                                          Retained       Accumulated
                                                           Employee         Additional    Earnings-         Other          Total
                                                Common      Benefit           Paid-in   Substantially   Comprehensive  Stockholders'
                                                 Stock       Plans            Capital    Restricted     Income (Loss)     Equity
                                                 -----       -----            -------    ----------     -------------     ------

<S>                                               <C>       <C>            <C>            <C>             <C>          <C>
BALANCES, September 30, 1996                      $  6,718  $ (513,080)    $  6,280,193   $  5,111,660    $  (1,973)   $ 10,883,518

COMPREHENSIVE  INCOME:
  Net income, 1997                                    --          --               --          286,347         --           286,347
  Other comprehensive income, net of tax:
      Changes in unrealized loss on investments
      available for sale, net of tax of $13,543       --          --               --             --         26,290          26,290
                                                  --------  ----------     ------------   ------------    ---------    ------------
TOTAL COMPREHENSIVE  INCOME                           --          --               --          286,347       26,290         312,637

ESOP SHARES RELEASED, 5,810
  shares; $12.93 average fair market value            --        58,100           17,004           --           --            75,104

RRP SHARES PURCHASED, 26,871 shares;
  $11.75 per share                                    --      (315,734)            --             --           --          (315,734)

RRP SHARES AMORTIZED, 2,603 shares                    --        30,604             --             --           --            30,604

DIVIDENDS PAID ($.28 per share)                       --         1,110              281       (166,923)        --          (165,532)

PURCHASE OF 25,400 TREASURY SHARES                    (254)       --           (237,236)      (103,772)        --          (341,262)
                                                  --------  ----------     ------------   ------------    ---------    ------------
BALANCES, September 30, 1997                         6,464    (739,000)       6,060,242      5,127,312       24,317      10,479,335

COMPREHENSIVE  INCOME:
  Net income, 1998                                    --          --               --          252,257         --           252,257
  Other comprehensive income, net of tax:
      Change in unrealized gain on investments
      available for sale, net of tax of $25,655       --          --               --             --         49,416          49,416
  Less reclassification  adjustment                   --          --               --             --         (2,458)         (2,458)
                                                  --------  ----------     ------------   ------------    ---------    ------------
TOTAL COMPREHENSIVE  INCOME                           --          --               --          252,257       46,958         299,215

ESOP SHARES RELEASED, 5,554
 shares; $16.76 average fair market value             --        55,540           37,559           --           --            93,099

RRP SHARES AMORTIZED, 3,254 shares                    --        38,236             --             --           --            38,236

DIVIDENDS PAID ($.28 per share)                       --         1,370            1,088       (160,419)        --          (157,961)

PURCHASE OF 63,022 TREASURY SHARES                    (630)       --           (588,625)      (511,773)        --        (1,101,028)
                                                  --------  ----------     ------------   ------------    ---------    ------------
BALANCES, September 30, 1998                         5,834    (643,854)       5,510,264      4,707,377       71,275       9,650,896
</TABLE>


                                   (CONTINUED)



                                       -18-
<PAGE>


              FIRST FEDERAL FINANCIAL BANCORP, INC. AND SUBSIDIARY

     CONSOLIDATED STATEMENTS OF CHANGES IN STOCKHOLDERS' EQUITY (CONTINUED)

              FOR THE YEARS ENDED SEPTEMBER 30, 1999, 1998 AND 1997

<TABLE>
<CAPTION>

                                                  Retained     Accumulated
                                                                Employee     Additional      Earnings-        Other          Total
                                                   Common      Benefit       Paid-in     Substantially  Comprehensive  Stockholders'
                                                    Stock       Plans        Capital      Restricted    Income (Loss)     Equity
                                                    -----       -----        -------      ----------    -------------     ------
<S>                                              <C>          <C>           <C>             <C>             <C>          <C>
COMPREHENSIVE  INCOME:
  Net income, 1999                                    -              -              -            239,626            -        239,626
  Other comprehensive income, net of tax:
    Change in unrealized gain on investments
    available for sale, net of tax of $67,203         -              -              -                -         (130,453)   (130,453)
                                                 ---------    ----------    ------------    ------------    -----------  -----------
TOTAL COMPREHENSIVE  INCOME                           -              -              -            239,626       (130,453)     109,173

ESOP SHARES RELEASED, 5,261
  shares; $12.44 average fair market value            -           52,610         12,863              -              -         65,473

RRP SHARES AMORTIZED, 3,270 shares                    -           38,422            -                -              -         38,422

DIVIDENDS PAID ($.28 per share)                       -            3,291            955        (146,095)            -      (141,849)

PURCHASE OF 31,764 TREASURY SHARES                   (318)           -         (296,676)       (142,036)            -      (439,030)
                                                 ---------    ----------    ------------    ------------    -----------  -----------
BALANCES, September 30, 1999                     $   5,516    $ (549,531)   $  5,227,406    $  4,658,872    $   (59,178) $ 9,283,085
                                                 =========    ==========    ============    ============    ===========  ===========
</TABLE>



The accompanying notes to consolidated financial statements are an integral part
of these consolidated statements.



                                       -19-
<PAGE>


              FIRST FEDERAL FINANCIAL BANCORP, INC. AND SUBSIDIARY

                      CONSOLIDATED STATEMENTS OF CASH FLOWS

              FOR THE YEARS ENDED SEPTEMBER 30, 1999, 1998 AND 1997

<TABLE>
<CAPTION>

                                                               1999              1998              1997
                                                           -----------       -----------       -----------
<S>                                                        <C>               <C>               <C>
OPERATING ACTIVITIES:
    Net income                                             $   239,626       $   252,257       $   286,347
    Adjustments to reconcile net income
      to net cash provided by operating
      activities -
        Gains on sales of assets                                (8,223)          (47,068)             --
        Securities gains                                          --             (22,289)             --
        Gains on foreclosed real estate                         (1,661)           (5,599)           (6,633)
        Provision for loan losses                               16,500            12,000             3,000
        Depreciation                                            70,843            88,669            57,705
        FHLB stock dividends                                   (36,500)          (34,800)          (31,800)
        RRP compensation                                        38,422            38,236            30,604
        Amortization and accretion, net                         14,463            21,490            11,614
        ESOP compensation                                       65,473            93,099            75,104
    Change in -
        Accrued interest receivable                              3,800            19,194            22,393
        Other assets                                             1,214            27,595            21,021
        Current income taxes                                    (8,715)           21,106              --
        Deferred income taxes                                   (2,585)           (7,638)            3,652
        Accrued interest payable                                 4,201            14,622            12,968
        Accrued SAIF special assessment                           --                --            (269,363)
        Other liabilities                                       33,363           (53,956)          100,474
                                                           -----------       -----------       -----------

            Net cash provided by operating activities          430,221           416,918           317,086
                                                           -----------       -----------       -----------

INVESTING ACTIVITIES:
    Net increase in loans                                   (5,205,103)       (5,657,816)       (4,128,478)
    Proceeds from maturities and calls of
      investment securities held to maturity                 1,523,000         4,247,000         2,431,080
    Purchases of investment securities
      held to maturity                                        (495,000)         (249,375)         (673,151)
    Proceeds from sales, calls and maturities of
      investment securities available for sale                    --           1,347,391         2,700,000
    Purchases of investment securities
      available for sale                                      (200,000)         (249,688)       (1,849,883)
    Principal collected on mortgage-backed
      securities held to maturity                              804,555           713,517           784,192
    Purchases of mortgage-backed
      securities held to maturity                                 --          (1,303,750)         (305,250)
    Principal collected on mortgage-backed
      securities available for sale                            744,457           643,667           297,591
    Purchases of mortgage-backed
      securities available for sale                               --          (3,071,635)         (819,658)
    Purchases of office properties
      and equipment                                            (75,363)          (16,076)         (952,770)
    Proceeds from sale of office property                        5,000           155,000              --
    Proceeds from sales of foreclosed
      real estate                                               95,000            74,764            44,214
                                                           -----------       -----------       -----------

            Net cash used for investing activities          (2,803,454)       (3,367,001)       (2,472,113)
                                                           -----------       -----------       -----------
</TABLE>


                                   (CONTINUED)



                                       -20-
<PAGE>


              FIRST FEDERAL FINANCIAL BANCORP, INC. AND SUBSIDIARY

                CONSOLIDATED STATEMENTS OF CASH FLOWS (CONTINUED)

              FOR THE YEARS ENDED SEPTEMBER 30, 1999, 1998 AND 1997

<TABLE>
<CAPTION>

                                                                  1999               1998               1997
                                                             ------------       ------------       ------------
<S>                                                          <C>                <C>                <C>
  FINANCING ACTIVITIES:
      RRP stock purchased                                            --                 --             (315,734)
      Dividends paid                                             (141,849)          (157,961)          (165,532)
      Purchase of Treasury shares                                (439,030)        (1,101,028)          (341,262)
      Proceeds from FHLB advances                               2,300,000         13,275,000          6,800,000
      Principal paid on FHLB advances                          (1,458,267)        (9,570,864)        (4,000,000)
      Net increase in deposits                                  2,306,869            443,883            183,626
                                                             ------------       ------------       ------------

              Net cash provided by financing activities         2,567,723          2,889,030          2,161,098
                                                             ------------       ------------       ------------

  INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                                           194,490            (61,053)             6,071

CASH AND CASH EQUIVALENTS, beginning of year                      746,261            807,314            801,243
                                                             ------------       ------------       ------------

CASH AND CASH EQUIVALENTS, end of year                       $    940,751       $    746,261       $    807,314
                                                             ============       ============       ============

NONCASH INVESTING ACTIVITIES:
    Loans taken into foreclosed real estate                  $    128,236       $     29,722       $     54,260
    Unrealized holding gain on securities
      available for sale                                     $    197,656       $     71,346       $     39,833

SUPPLEMENTAL DISCLOSURES:
    Federal income taxes paid                                $    113,013       $     41,385       $     68,480

    Interest paid                                            $  2,659,147       $  2,605,481       $  2,435,187
</TABLE>



           The accompanying notes to consolidated financial statements
             are an integral part of these consolidated statements.



                                       -21-
<PAGE>


              FIRST FEDERAL FINANCIAL BANCORP, INC. AND SUBSIDIARY

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

              FOR THE YEARS ENDED SEPTEMBER 30, 1999, 1998 AND 1997


(1)    SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

BUSINESS

               First Federal Financial Bancorp, Inc. (the "Company") was
incorporated under Delaware law in February 1996 by First Federal Savings and
Loan Association of Ironton (the "Association") in connection with the
conversion of the Association from a federally-chartered mutual savings and loan
association to a federally-chartered stock savings bank to be known as "First
Federal Savings Bank of Ironton" (the "Bank") and the issuance of the Bank's
common stock to the Company and the offer and sale of the Company's common stock
by the Company to the members of the public, the Association's Board of
Directors, its management, and the First Federal Financial Bancorp, Inc.
Employee Stock Ownership Plan (the "ESOP") (the "Conversion").

               As part of the Conversion, the Company issued 671,783 shares of
its common stock. Total proceeds of $6,717,830 were reduced by $537,600 for
shares to be purchased by the ESOP and by approximately $432,000 for conversion
expenses. As a result of the Conversion, the Company contributed approximately
$3,145,000 of additional capital to the Bank and retained the balance of the
proceeds.

               The Company's principal business is conducted through the Bank
which conducts business from its main office located in Ironton, Ohio, and one
full-service branch located in Proctorville, Ohio. The Bank's deposits are
insured by the Savings Association Insurance Fund ("SAIF") to the maximum extent
permitted by law. The Bank is subject to examination and comprehensive
regulation by the Office of Thrift Supervision ("OTS"), which is the Bank's
chartering authority and primary regulator. The Bank is also subject to
regulation by the Federal Deposit Insurance Corporation ("FDIC"), as the
administrator of the SAIF, and to certain reserve requirements established by
the Federal Reserve Board ("FRB"). The Bank is a member of the Federal Home Loan
Bank of Cincinnati ("FHLB").

PRINCIPLES OF CONSOLIDATION

               The consolidated financial statements at September 30, 1999 and
1998, and for the years ended September 30, 1999, 1998 and 1997, include the
accounts of the Company and the Bank. All significant intercompany transactions
and balances have been eliminated in consolidation. The accompanying financial
statements have been prepared on the accrual basis.

USE OF ESTIMATES

               The preparation of financial statements in conformity with
generally accepted accounting principles requires management to make estimates
and assumptions that affect the reported amounts of assets and liabilities, and
disclosure of contingent assets and liabilities at the date of the financial
statements, and the reported amounts of income and expenses during the reporting
period. Actual results could differ from those estimates.

               Material estimates that are particularly susceptible to
significant change in the near-term relate to the determination of the allowance
for loan losses, and the effect of prepayments on premiums and discounts
associated with investments and mortgage-backed securities. Management



                                       -22-
<PAGE>


believes that the allowance for loan losses and the effect of prepayments on
premiums and discounts associated with investments and mortgage-backed
securities have been adequately evaluated. Various regulatory agencies, as an
integral part of their examination process, periodically review the Bank's
allowance for loan losses and valuations of foreclosed real estate. Such
agencies may require the Bank to recognize additions to the allowance or
adjustments to the valuations based on their judgments about information
available to them at the time of their examination.

CASH AND CASH EQUIVALENTS

               For purposes of the statement of cash flows, cash and cash
equivalents include cash and interest bearing deposits in other financial
institutions. The Company and Bank maintain cash deposits in other depository
institutions which occasionally exceed the amount of deposit insurance
available. Management periodically assesses the financial condition of these
institutions.

               Federal regulations require the maintenance of certain daily
reserve balances. Based upon the regulatory calculation, the Bank's reserve
requirements at September 30, 1999 and 1998 were $-0-. However, aggregate
reserves (in the form of vault cash) are maintained to satisfy federal
regulatory requirements should they be needed.

INVESTMENTS AND MORTGAGE-BACKED SECURITIES

               Investment securities and mortgage-backed securities held to
maturity are carried at amortized cost, based upon management's intent and their
ability to hold such securities to maturity. Adjustments for premiums and
discounts are recognized in interest income using the interest method over the
period to maturity.

               Equity securities that are nonmarketable and restricted are
carried at cost. The Bank is required to maintain stock in the Federal Home Loan
Bank of Cincinnati in an amount equal to 1% of mortgage related assets
(residential mortgages and mortgage-backed securities) or 0.3% of the Bank's
total assets at December 31 of each year. Such stock is carried at cost.

               Investment securities and mortgage-backed securities available
for sale are stated at approximate market value, adjusted for amortization of
premiums and accretion of discounts using the interest method. Unrealized gains
and losses on such securities are reported as a separate component of
stockholders' equity.

               Realized gains and losses on sales of investment securities and
mortgage-backed securities are recognized in the statements of income using the
specific identification method.

LOANS RECEIVABLE

               Loans receivable are stated at unpaid principal balances, less
the allowance for loan losses, and net deferred loan origination fees and costs.

               It is the policy of the Bank to provide a valuation allowance for
estimated losses on loans when a significant and probable decline in value
occurs. The allowance for loan losses is increased by charges to income and
decreased by charge-offs (net of recoveries). Management's periodic evaluation
of the adequacy of the allowance is based on the Bank's past loan loss
experience, known and inherent risks in the portfolio, adverse situations that
may affect the borrower's ability to repay, the estimated value of any
underlying collateral, and current economic conditions.

               Loans are placed on non-accrual when a loan is specifically
determined to be impaired or when principal and interest is delinquent for 90
days or more. Any unpaid interest previously accrued on those loans is reversed
from income. Interest income generally is not recognized on



                                       -23-
<PAGE>


specific impaired loans unless the likelihood of further loss is remote.
Interest payments received on such loans are applied as a reduction of the loan
principal balance. Interest income on other non-accrual loans is recognized only
to the extent of the interest payments received.

               Unearned income on installment loans, home improvement loans and
automobile loans is amortized over the term of the loans using the Rule of 78's
methods.

FORECLOSED REAL ESTATE

               At the time of foreclosure, foreclosed real estate is recorded at
the lower of the Bank's cost or the asset's fair value, less estimated costs to
sell, which becomes the property's new basis. Any write-downs based on the
asset's fair value at date of acquisition are charged to the allowance for loan
losses. Costs incurred in maintaining foreclosed real estate and subsequent
write-downs to reflect declines in the fair value of the property are included
in expenses.

INCOME TAXES

               Deferred income taxes are recognized for temporary differences
between transactions recognized for financial reporting purposes and income tax
purposes. Income taxes are accounted for in accordance with the provisions of
Statement of Financial Accounting Standards No. 109.

OFFICE PROPERTIES AND EQUIPMENT

               Office properties and equipment accounts are stated at cost.
Expenditures which increase values or extend useful lives of the respective
assets are capitalized, whereas expenditures for maintenance and repairs are
charged to expense as incurred.

DEPRECIATION

               The Bank computes depreciation generally on the straight-line
method. The estimated useful lives used to compute depreciation are:

<TABLE>
<CAPTION>

                                                                   Years
                                                                   -----
<S>                                                                <C>
Buildings and improvements                                         20-50
Furniture, fixtures and equipment                                   5-10
Automobile                                                          5
</TABLE>

EARNINGS PER SHARE

               Basic earnings per share is computed using the weighted average
number of outstanding common shares outstanding during each period. For diluted
earnings per share, the average number of stock options outstanding is included.

               All references in the accompanying consolidated financial
statements to earnings per share have been presented to reflect the adoption of
FASB Statement No. 128, "Earnings Per Share" ("the Statement") in fiscal year
1998. The Statement establishes standards for computing and presenting Earnings
Per Share ("EPS") by replacing the presentation of primary EPS with a
presentation of basic EPS. Primary EPS includes common stock equivalents while
basic EPS excludes them. This change simplifies the computation of EPS. It also
requires dual presentation of basic and fully diluted EPS on the face of the
income statement.



                                       -24-

<PAGE>

RECLASSIFICATIONS

               Certain reclassifications have been made to the 1998 and 1997
financial statements to conform to the 1999 financial statement presentation.
These reclassifications had no effect on net income.

FAIR VALUES OF FINANCIAL INSTRUMENTS

               Statement of Financial Accounting Standards No. 107, "Disclosures
about Fair Value of Financial Instruments" requires disclosure of fair value
information about financial instruments, whether or not recognized in the
balance sheet. In cases where quoted market prices are not available, fair
values are based on estimates using present value or other valuation techniques.
Those techniques are significantly affected by the assumptions used, including
the discount rate and estimates of future cash flows. In that regard, the
derived fair value estimates cannot be substantiated by comparison to
independent markets and, in many cases, could not be realized in immediate
settlement of the instruments. SFAS No. 107 excludes certain financial
instruments and all nonfinancial instruments from its disclosure requirements.
Accordingly, the aggregate fair value amounts presented do not represent the
underlying value of the Company.

               The following methods and assumptions were used in estimating
fair value disclosures for financial instruments:

               Cash and cash equivalents: The carrying amount reported in the
consolidated balance sheet for cash and cash equivalents approximates fair
value.

               Investment securities and mortgage-backed securities: Fair values
for investment securities and mortgage-backed securities are based on quoted
market prices, where available. If quoted market prices are not available, fair
values are based on quoted market prices of comparable instruments.

               Loans receivable: For variable-rate loans that reprice frequently
and with no significant change in credit risk, fair values are based on carrying
amounts. The fair values for other loans (for example, fixed rate mortgage
loans) are estimated using discounted cash flow analysis, based on interest
rates currently being offered for loans with similar terms to borrowers of
similar credit quality. Loan fair value estimates include judgments regarding
future expected loss experience and risk characteristics. The carrying amount of
accrued interest receivable approximates fair value.

               Deposits: The fair values disclosed for demand and passbook
accounts are, by definition, equal to the amount payable on demand at the
reporting date (that is their carrying amounts). The fair values for
certificates of deposit are considered to approximate carrying value if they
have original maturities of two years or less. For other certificates of
deposit, fair values are estimated using a discounted cash flow calculation that
applies interest rates currently being offered to a schedule of aggregated
contractual maturities on such deposits. The carrying amount of accrued interest
payable approximates fair value.

               Advances from Federal Home Loan Bank: Due to the short-term
maturities and/or variable interest rates, the advances from the Federal Home
Loan Bank carrying value approximates fair value.



                                       -25-
<PAGE>


ACCUMULATED OTHER COMPREHENSIVE INCOME

               The Company adopted Financial Accounting Standards Board
Statement No. 130, REPORTING COMPREHENSIVE INCOME, effective for the quarter
ended December 31, 1998. The Statement established standards for reporting and
display of comprehensive income and its components in financial statements. The
Company's other comprehensive income consists of unrealized securities gains and
losses on investment securities classified as available for sale. Prior year
financial statements have been reclassified to reflect the provisions of the
Statement. Adoption of the Statement had no effect on the previously reported
amounts of total assets, stockholders' equity, or net income.

(2)    INVESTMENT SECURITIES HELD TO MATURITY

               Investment securities held to maturity consist of the following:

<TABLE>
<CAPTION>

                                                                    September 30, 1999
                                                 --------------------------------------------------------------------
                                                                         Gross             Gross
                                                   Carrying           Unrealized        Unrealized        Market
                                                     Value               Gains            Losses           Value
                                                 --------------     ------------     -------------    ---------------
<S>                                              <C>                <C>              <C>              <C>
U.S. Government agency
  securities                                     $      495,000     $      -         $       2,572    $       492,428
Obligations of states and
  political subdivisions                              1,090,978           18,278               225          1,109,031
Certificates of deposit                                 189,733              267              -               190,000
                                                 --------------     ------------     -------------    ---------------
                                                      1,775,711           18,545             2,797          1,791,459
Restricted Equity Securities:
 Stock in FHLB, at cost                                 541,400             -                 -               541,400
                                                 --------------     ------------     -------------    ---------------
                                                 $    2,317,111     $     18,545     $       2,797    $     2,332,859
                                                 ================   ============     =============    ===============
</TABLE>


<TABLE>
<CAPTION>

                                                                    September 30, 1998
                                                 --------------------------------------------------------------------
                                                                          Gross             Gross
                                                   Carrying            Unrealized       Unrealized        Market
                                                     Value                Gains             Losses        Value
                                                 --------------     ------------       -----------    ---------------
<S>                                              <C>                <C>               <C>             <C>
U.S. Government agency
  securities                                     $      849,225     $      4,172      $      -        $       853,397
Obligations of states and
  political subdivisions                              1,473,239           55,888              -             1,529,127
Certificates of deposit                                 482,442              558              -               483,000
                                                 --------------     ------------       -----------    ---------------
                                                      2,804,906           60,618              -             2,865,524
Restricted Equity Securities:
 Stock in FHLB, at cost                                 504,900            -                  -               504,900
                                                 --------------     ------------      ------------    ---------------
                                                 $    3,309,806     $     60,618      $      -        $     3,370,424
                                                 ==============     ============      ============    ===============
</TABLE>



               The amortized cost and estimated market value of investment
securities held to maturity at September 30, 1999, by contractual maturity are
shown below. Expected maturities will differ from contractual maturities because
borrowers may have the right to call or prepay obligations without call or
prepayment penalties.



                                       -26-
<PAGE>


<TABLE>
<CAPTION>

                                                                                                   Estimated
                                                                              Amortized              Market
                                                                               Cost                   Value
                                                                        ----------------         --------------
<S>                                                                     <C>                      <C>
       Due in one year or less                                          $        189,733         $      190,000
       Due after one year through five years                                   1,055,241              1,070,921
       Due after five years through ten years                                    530,737                530,538
       Due after ten years                                                       541,400                541,400
                                                                        ----------------         --------------
                                                                        $      2,317,111         $    2,332,859
                                                                        ================         ==============
</TABLE>



              At September 30, 1999 and 1998, investment securities with a
carrying value of $560,000 and $535,000, respectively, were pledged to secure
public deposits.

              Gross realized gains from investment securities classified as held
to maturity, which were called prior to scheduled maturity, were $14,898 for the
year ended September 30, 1998. There were no sales or calls of investment
securities held to maturity during the years ended September 30, 1999 and 1997.

(3)   INVESTMENT SECURITIES AVAILABLE FOR SALE

              Investment securities available for sale consist of the following:

<TABLE>
<CAPTION>

                                                                September 30, 1999
                                          -----------------------------------------------------------------------
                                                                 Gross              Gross             Carrying
                                             Amortized        Unrealized          Unrealized          (Market)
                                               Cost              Gains              Losses              Value
                                          --------------      ----------         -----------       --------------
<S>                                       <C>                 <C>                <C>               <C>
      U.S. Government
       agency securities                  $      799,777      $     -            $     8,618       $      791,159
                                          ==============      ==========         ===========       ==============
</TABLE>


<TABLE>
<CAPTION>

                                                                September 30, 1998
                                          -----------------------------------------------------------------------
                                                                 Gross               Gross            Carrying
                                             Amortized        Unrealized          Unrealized          (Market)
                                               Cost              Gains              Losses              Value
                                          --------------      ----------        -----------        --------------
<S>                                       <C>                 <C>               <C>                <C>
      U.S. Government
       agency securities                  $      599,714      $   10,264        $      -           $      609,978
                                          ==============      ==========        ===========        ==============
</TABLE>


              The amortized cost and estimated market value of investment
securities available for sale at September 30, 1999, by contractual maturity are
shown below. Expected maturities will differ from contractual maturities because
borrowers may have the right to call or prepay obligations without call or
prepayment penalties.

<TABLE>
<CAPTION>

                                                                                                      Carrying
                                                                                 Amortized            (Market)
                                                                                  Cost                   Value
                                                                            ---------------        --------------
<S>                                                                         <C>                    <C>
      Due after one year through five years                                 $       599,777        $      594,315
      Due after five years through ten years                                        200,000               196,844
                                                                            ---------------        --------------
                                                                            $       799,777        $      791,159
                                                                            ===============        ==============
</TABLE>


              Gross realized gains from sales of investment securities available
for sale were $7,391 for the year ended September 30, 1998. There were no sales
of investment securities available for sale during the years ended September 30,
1999 and 1997.



                                       -27-
<PAGE>


(4)    LOANS RECEIVABLE

               Loans receivable at September 30 are summarized as follows:

<TABLE>
<CAPTION>

                                                                                     1999                   1998
                                                                              -----------------      -----------------
<S>                                                                           <C>                    <C>
      Real estate loans:
       Single family residential                                              $      41,355,517      $      39,142,342
       Multi-family residential                                                       1,680,603              1,464,320
       Commercial real estate                                                         4,142,529              2,532,767
                                                                              -----------------      -----------------
              Total real estate loans                                                47,178,649             43,139,429
                                                                              -----------------      -----------------

      Consumer and other loans:
       Loans secured by deposit accounts                                                743,623                751,202
       Home improvement                                                                 210,862                120,079
       Automobile                                                                       798,020                524,971
       Home equity                                                                      314,378                217,899
       Other                                                                          1,175,766                836,090
                                                                              -----------------      -----------------
              Total consumer and other loans                                          3,242,649              2,450,241
                                                                              -----------------      -----------------

              Total loans                                                            50,421,298             45,589,670
      Less:
       Unearned interest                                                               (206,047)              (154,199)
       Loans in process                                                                (108,130)              (447,760)
       Deferred loan fees and costs                                                    (111,613)               (56,720)
       Allowance for loan losses                                                       (292,500)              (288,350)
                                                                              -----------------      -----------------

      Loans receivable, net                                                   $      49,703,008      $      44,642,641
                                                                              =================      =================

      Weighted average interest rate                                                      7.31%                  7.59%
                                                                              =================      =================
</TABLE>


              Activity in the allowance for loan losses is summarized as follows
for the years ended September 30:

<TABLE>
<CAPTION>

                                                              1999                        1998                    1997
                                                         --------------              ----------              ---------
<S>                                                      <C>                    <C>                      <C>
      Balance, beginning of year                         $     288,350          $      286,571           $     283,112
      Provision charged to expense                              16,500                  12,000                  3,000
      Loans charged off                                        (12,496)                (10,221)                 (1,718)
      Loans recovered                                              146                 -                         2,177
                                                         -------------           -------------           -------------

      Balance, end of year                               $     292,500          $      288,350           $    286,571
                                                         =============          ==============           ============
</TABLE>


               Loans on which the accrual of interest had been discontinued or
reduced and for which impairment had not been recognized totaled approximately
$153,000, $125,000, and $84,000 at September 30, 1999, 1998 and 1997,
respectively. Interest income which would have been recognized under the
original terms of these contracts was $3,455, $8,598, and $3,447, respectively.

               The Bank is not committed to lend additional funds to debtors
whose loans are in nonaccrual status.

               The Bank is principally a local lender and, therefore, has a
significant concentration of loans to borrowers who reside in and/or which are
collateralized by real estate located in Lawrence and Scioto County, Ohio, and
Boyd and Greenup County, Kentucky. Employment in these areas is



                                       -28-
<PAGE>


highly concentrated in the petroleum, iron and steel industries. Therefore, many
debtors' ability to honor their contracts is dependent upon these economic
sectors.

               The aggregate amount of loans by the Bank to its directors and
executive officers, including loans to related persons and entities, was $10,772
and $11,379 at September 30, 1999 and 1998, respectively. Management's opinion
is that these loans compare favorably to other loans made in the ordinary course
of business. An analysis of the activity of loans to directors and executive
officers is as follows:

<TABLE>
<CAPTION>

                                                                                         Year Ended
                                                                                         September 30,
                                                                            ------------------------------------
                                                                                 1999                  1998
                                                                            ------------------    --------------
<S>                                                                         <C>                   <C>
              Balance, beginning of year                                    $          11,379     $       11,768
              New loans advanced                                                      -                    4,804
              Repayments                                                                 (607)            (5,193)
                                                                            ------------------    --------------
              Balance, end of year                                          $          10,772     $       11,379
                                                                            =================     ==============
</TABLE>


(5)    MORTGAGE-BACKED SECURITIES HELD TO MATURITY

               Mortgage-backed securities held to maturity at September 30
consist of the following:

<TABLE>
<CAPTION>

                                                                                 1999
                                                ---------------------------------------------------------------
                                                                      Gross           Gross           Estimated
                                                     Carrying      Unrealized        Unrealized        Market
                                                      Value           Gains           Losses            Value
                                                --------------      ---------     -------------   --------------
<S>                                             <C>                <C>           <C>              <C>
        FHLMC Certificates                      $    1,740,742     $    4,120    $       73,972   $    1,670,890
        FNMA Certificates                            1,042,890          4,219            49,065          998,044
        GNMA Certificates                               17,579          1,240               -             18,819
        FNMA and FHLMC CMO's                         1,642,239         10,150               -          1,652,389
                                                --------------      ---------     -------------   --------------
                                                $    4,443,450     $   19,729    $      123,037   $    4,340,142
                                                ==============     ==========    ==============   ==============

       Weighted average rate                                                               6.31%
                                                                                 ==============
</TABLE>


<TABLE>
<CAPTION>

                                                                                 1998
                                                ---------------------------------------------------------------
                                                                      Gross            Gross          Estimated
                                                     Carrying      Unrealized        Unrealized        Market
                                                      Value           Gains            Losses           Value
                                                --------------    -----------    --------------  ---------------
<S>                                             <C>               <C>            <C>             <C>
        FHLMC Certificates                      $    2,152,517    $     8,290    $       30,343  $     2,130,464
        FNMA Certificates                            1,447,362          6,942            33,431        1,420,873
        GNMA Certificates                               18,556          1,733              -              20,289
        FNMA and FHLMC CMO's                         1,650,480         10,082             5,066        1,655,496
                                                --------------    -----------    --------------  ---------------
                                                $    5,268,915    $    27,047    $       68,840  $     5,227,122
                                                ==============    ===========    ==============  ===============

        Weighted average rate                                                              6.66%
                                                                                 ==============
</TABLE>


              There were no sales of mortgage-backed securities held to maturity
during the years ended September 30, 1999, 1998 and 1997.



                                       -29-
<PAGE>


(6)    MORTGAGE-BACKED SECURITIES AVAILABLE FOR SALE

               Mortgage-backed securities available for sale at September 30
consist of the following:

<TABLE>
<CAPTION>

                                                                                1999
                                                ---------------------------------------------------------------
                                                                      Gross            Gross        Carrying
                                                    Amortized      Unrealized        Unrealized     (Market)
                                                      Cost           Gains             Losses         Value
                                                --------------    -----------    --------------  --------------
<S>                                             <C>               <C>            <C>             <C>
        FHLMC Certificates                      $      321,680    $       773    $        3,944  $      318,509
        FNMA Certificates                              469,248            153            16,942         452,459
        GNMA Certificates                              442,004          7,199               -           449,203
        FNMA and FHLMC CMO's                         3,550,815         22,973            91,257       3,482,531
                                                --------------    -----------    --------------  --------------
                                                $    4,783,747    $    31,098    $      112,143  $    4,702,702
                                                ==============    ===========    ==============  ==============

        Weighted average rate                                                              5.85%
                                                                                 ==============
</TABLE>


<TABLE>
<CAPTION>

                                                                             1998
                                                --------------------------------------------------------------
                                                                      Gross            Gross         Carrying
                                                    Amortized      Unrealized        Unrealized       (Market)
                                                      Cost           Gains             Losses           Value
                                                --------------    -----------    --------------  --------------
<S>                                             <C>               <C>            <C>             <C>
        FHLMC Certificates                      $      452,576    $     1,077    $        2,714  $      450,939
        FNMA Certificates                              581,099          1,003             5,051         577,051
        GNMA Certificates                              608,285         12,125              -            620,410
        FNMA and FHLMC CMO's                         3,878,664         92,292             1,002       3,969,954
                                                --------------    -----------    --------------  --------------
                                                $    5,520,624    $   106,497    $        8,767  $    5,618,354
                                                ==============    ===========    ==============  ==============

        Weighted average rate                                                              6.46%
                                                                                 ==============
</TABLE>


                 There were no sales of mortgage-backed securities available for
sale during the years ended September 30, 1999, 1998 or 1997.

(7)    ACCRUED INTEREST RECEIVABLE

               Accrued interest receivable at September 30 is summarized as
follows:

<TABLE>
<CAPTION>

                                                                                      1999             1998
                                                                               --------------     -------------
<S>                                                                            <C>                <C>
          Loans                                                                $       244,985    $    221,714
          Investment securities                                                         40,037          52,480
          Mortgage-backed and related
           securities                                                                   52,588           67,216
                                                                               ---------------    -------------
                                                                               $       337,610    $    341,410
                                                                               ===============    ============
</TABLE>


(8)    OFFICE PROPERTIES AND EQUIPMENT

          Office properties and equipment at September 30 are summarized as
follows:

<TABLE>
<CAPTION>

                                                                                      1999             1998
                                                                               --------------     -------------
<S>                                                                            <C>               <C>
          Land                                                                 $       445,271   $     445,271
          Buildings and improvements                                                 1,434,130       1,431,375
          Furniture, fixtures and equipment                                            299,700         283,302
          Automobile                                                                    13,667          13,667
                                                                               ---------------   -------------
                                                                                     2,192,768        2,173,615
</TABLE>



                                       -30-
<PAGE>

<TABLE>
<S>                                                                            <C>                <C>
          Less - accumulated depreciation                                             (432,717)        (421,307)
                                                                               ---------------    -------------
                                                                               $     1,760,051    $   1,752,308
                                                                               ===============    =============
</TABLE>

(9)    OTHER ASSETS

               Other assets at September 30 are summarized as follows:

<TABLE>
<CAPTION>

                                                                                     1999               1998
                                                                               ---------------    -------------
<S>                                                                            <C>                <C>
          Prepaid Federal insurance                                            $         7,155    $       6,556
          Prepaid franchise taxes                                                       28,123           32,871
          Other prepaid expenses                                                        59,129           56,194
                                                                               ---------------    -------------
                                                                               $        94,407    $      95,621
                                                                               ===============    =============
</TABLE>


(10)      DEPOSITS

               Deposits at September 30 are summarized as follows:

<TABLE>
<CAPTION>

                        Weighted
                      Average Rate
                    at September 30,
                        1999                            1999                                  1998
                       -------          ---------------------------------       ------------------------------
                                             Amount            Percent               Amount        Percent
                                        ----------------       ----------       ---------------    --------
<S>                       <C>           <C>                          <C>        <C>                   <C>
Passbook                  2.75%         $      9,258,500             19.4%      $     8,796,838       19.4%
                       -------          ----------------       ----------       ---------------    --------

Christmas club            3.00                   102,624               .2                97,903          .2
                       -------          ----------------       ----------       ---------------    --------

Demand accounts            -                   1,236,293              2.6               690,374         1.5
                       -------          ----------------       ----------       ---------------    --------

NOW accounts              2.50                   877,719              1.8               740,062         1.6
                       -------          ----------------       ----------       ---------------    --------

Certificates:
 3.0-3.99%                3.55                   530,851              1.1               289,857          .6
 4.0-4.99%                4.71                 1,624,505              3.4               233,945          .5
 5.0-5.99%                5.31                24,325,897             51.0            20,073,089        44.2
 6.0-6.99%                6.11                 9,787,061             20.5            14,514,513        32.0
                       -------          ----------------       ----------       ---------------    --------
                          5.47                36,268,314             76.0            35,111,404        77.3
                       -------          ----------------       ----------       ---------------    --------
                          4.74%         $     47,743,450            100.0%      $    45,436,581       100.0%
                       =======          ================       ==========       ===============    ========
</TABLE>


               The aggregate amount of short-term jumbo certificates of deposit
with a minimum denomination of $100,000 was approximately $4,348,000 and
$3,757,000 at September 30, 1999 and 1998, respectively.

               At September 30, 1999, scheduled maturities of certificates of
deposit are as follows:

<TABLE>
<CAPTION>

                           Year
                          Ending
                       September 30,                                   Amount                      Percent
                       -------------                            ----------------                  ---------
<S>                        <C>                                  <C>                                    <C>
                           2000                                 $     25,531,107                       70.4%
                           2001                                        7,497,957                       20.7
                           2002                                        3,239,250                        8.9
                                                                ----------------                  ---------
                                                                $     36,268,314                      100.0%
                                                                ================                  =========
</TABLE>



                                       -31-
<PAGE>


(11)   OTHER LIABILITIES

               Other liabilities at September 30 are summarized as follows:

<TABLE>
<CAPTION>

                                                                        1999                         1998
                                                                  -------------                -------------
<S>                                                               <C>                          <C>
                      Escrow accounts                             $       90,605               $     76,330
                      Accrued expenses                                    49,157                     32,607
                      Other liabilities                                   19,715                     22,941
                                                                  --------------               ------------
                                                                  $      159,477               $    131,878
                                                                  ==============               ============
</TABLE>


(12)   ADVANCES FROM FEDERAL HOME LOAN BANK

               The advances from the Federal Home Loan Bank at September 30
consist of the following:

<TABLE>
<CAPTION>

                       Due in Year
                         Ending
                      September 30                                      1999                     1998
                      ------------                             -----------------         ------------------
<S>                       <C>                                  <C>                       <C>
                          2000                                 $       2,475,000         $        1,575,000
                          2001                                            -                         -
                          2002                                         1,000,000                  1,000,000
                          2003                                            -                         -
                          2004                                            -                         -
                      After 2004                                       4,370,869                  4,429,136
                                                               -----------------         ------------------
                                                               $       7,845,869         $        7,004,136
                                                               =================         ==================

                      Weighted average rate                                5.33%                      5.34%
                                                               =================         ==================
</TABLE>


              The advances were collateralized by first mortgage loans totaling
$11,768,800 and $10,506,200 at September 30, 1999 and 1998 respectively.

(13)   PENSION PLAN

               The Bank had a non-contributory pension plan covering all
employees who met minimum age and length of service requirements. Pension assets
consisted of the cash value of individual insurance policies. The Bank made
annual payments in amounts equal to the cost of the insurance premiums. The Plan
was terminated during the year ended September 30, 1997, and Plan assets were
distributed to the participants. Contributions charged to expense for the year
ended September 30, 1997 were $29,417.

(14)   INCOME TAXES

               The provision for income taxes differs from the amount computed
by applying the U.S. Federal income tax rate of 34 percent for 1999, 1998, and
1997 to income before the provision for income taxes as a result of the
following:



                                       -32-
<PAGE>


<TABLE>
<CAPTION>

                                                                                  Year Ended
                                                                                September 30,
                                                         -----------------------------------------------------------
                                                               1999                  1998                   1997
                                                         --------------         -------------         --------------
<S>                                                      <C>                    <C>                   <C>
      Expected provision for
       income taxes at Federal tax rate                  $    117,035           $   112,659           $     145,769
      Tax-exempt interest                                     (15,734)              (23,851)                (16,623)
      Surtax exemption                                            -                  (1,813)                   -
      Others, net                                               3,293                (7,903)                 13,238
                                                         ------------           ------------          -------------
                                                         $    104,594           $    79,092           $     142,384
                                                         ============           ============          =============
</TABLE>


              The net deferred income tax liability consists of income taxes
applicable to temporary differences between transactions recognized for
financial reporting and income tax reporting purposes. A deferred tax asset
valuation allowance is established for deferred tax assets not expected to be
realized. The net deferred tax liability at September 30 consists of the
following:

<TABLE>
<CAPTION>

                                                                                    1999                  1998
                                                                              ---------------      -----------------
<S>                                                                           <C>                  <C>
              FHLB stock dividends not currently
         taxable                                                              $     (110,913)      $        (98,503)
      Depreciation                                                                   (26,395)               (21,421)
      Loan fees                                                                       37,948                 19,285
      Unrealized securities gains and losses                                          30,485                (36,717)
      Bad debts                                                                       84,924                 83,513
      Employee benefit plans                                                          12,232                 18,645
      Others, net                                                                       (729)                (1,275)
                                                                              --------------       ----------------
                                                                                      27,552                (36,473)
      Less - valuation allowance for bad
       debt deferred tax asset                                                       (82,013)               (82,013)
                                                                              --------------       ----------------
              Net deferred tax liability                                      $      (54,461)      $       (118,486)
                                                                              ==============       ================
</TABLE>


              Retained earnings at September 30, 1999 and 1998, include
approximately $1,309,000 for which no deferred Federal income tax liability has
been recognized. These amounts represent an allocation of pre-1987 income to bad
debt deductions for tax purposes only. Reduction of amounts so allocated for
purposes other than bad debt losses would create income for tax purposes only,
which would be subject to the then current corporate income tax rate. The
unrecorded deferred income tax liability on the above amounts was approximately
$445,000 at September 30, 1999 and 1998, respectively.

(15)  STOCK-BASED COMPENSATION PLANS

              The Company's stockholders approved the Stock Option Plan on
December 16, 1996. A total of 67,178 common shares have been reserved for
issuance pursuant to the Plan, of which 37,529 options were granted during the
year ended September 30, 1997. Participants vest in the options granted over a
five year period.

              In October 1995, the FASB issued Statement of Financial Accounting
Standards No. 123, ACCOUNTING FOR STOCK-BASED COMPENSATION, which established
financial accounting and reporting standards for stock-based compensation. The
new standard defines a fair value method of



                                      - 33-
<PAGE>


accounting for an employee stock option or similar equity instrument. This
statement allows for the choice between adopting the fair value method or
continuing to use the intrinsic value method under Accounting Principles Board
(APB) Opinion No. 25 with footnote disclosures of the pro forma effects if the
fair value method had been adopted. The Company has opted for the latter
approach. Accordingly, no compensation expense has been recognized for the stock
option plan. Had compensation expense for the Company's stock option plan been
determined based on the fair value at the grant date for awards in 1997
consistent with the provisions of FASB No. 123, the Company's 1999, 1998 and
1997 results of operations would have been reduced to the pro forma amounts
indicated below:

<TABLE>
<CAPTION>

                                                              1999                1998                 1997
                                                         --------------       --------------     ----------------
Net income:
<S>                                                      <C>                  <C>                  <C>
  As reported                                            $    239,626         $      252,257       $      286,347
  Pro forma                                              $    235,217         $      244,744       $      277,815

Basic earnings per share:
  As reported                                            $        .45         $          .44       $          .46
  Pro forma                                              $        .45         $          .42       $          .45

Diluted earnings per share:
  As reported                                            $        .45         $          .43       $          .46
  Pro forma                                              $        .44         $          .41       $          .45
</TABLE>


              The fair value of each option granted is estimated using the
Black-Scholes option pricing model with the following assumptions:

<TABLE>
<CAPTION>

                                                            1999                  1998                    1997
                                                         ------------         --------------       ----------------
<S>                                                      <C>                  <C>                  <C>
Expected dividend yield                                  $        .28         $          .28       $            .28
Expected stock price volatility                                 14.56%                  7.09%                  5.96%
Risk-free interest rate                                          5.85%                  4.39%                  6.00%
Expected life of options                                      5 years                6 years                7 years
</TABLE>


              The following table summarizes information about fixed stock
options outstanding:

<TABLE>
<CAPTION>

                                                         Weighted
                                                          Average
                                                         Remaining      Weighted          Number        Weighted
                         Range of                       Contracted       Average        Exercisable      Average
     At                  Exercise        Number            Life         Exercise            at          Exercise
September 30,             Prices       Outstanding        (Years)         Price          Year End         Price
- -------------             ------       -----------        -------         -----          --------         -----
<S>                   <C>                 <C>             <C>         <C>                   <C>        <C>
   1997               $   12.00           5,629           10.0        $   12.00           - 0 -            N/A
   1998               $   12.00          13,135            8.4        $   12.00            5,629       $   12.00
   1999               $   12.00          20,641            6.9        $   12.00           13,135       $   12.00
</TABLE>


RECOGNITION AND RETENTION PLAN AND TRUST ("RRP")
- ------------------------------------------------

              The Company's stockholders approved the RRP on December 16, 1996.
The Company purchased 26,871 shares in the open market to fully fund the RRP at
an aggregate cost of $315,734. Awards are subject to five year vesting periods
and other provisions as more fully described in the RRP document. The deferred
cost of unearned RRP shares totaled $208,471 and $246,894 at September 30, 1999
and 1998, respectively, and is recorded as a charge against stockholders'
equity. Compensation expense will be recognized ratably over the five year
vesting period only for



                                       -34-
<PAGE>


those shares awarded. Compensation cost charged to expense for the years ended
September 30, 1999, 1998 and 1997 was $38,422, $38,236 and $30,604,
respectively. RRP shares available which have not been awarded totaled 10,433 at
September 30, 1999 and 1998. There were 3,270, 3,254 and 2,603 shares amortized
during the years ended September 30, 1999, 1998 and 1997, respectively.

(16)  REGULATORY CAPITAL REQUIREMENTS

              The Bank is subject to various regulatory capital requirements
administered by its primary federal regulator, the Office of Thrift Supervision
(the "OTS"). Failure to meet minimum regulatory capital requirements can
initiate certain mandatory, and possible additional discretionary actions by
regulators, that if undertaken, could have a direct material affect on the Bank
and the consolidated financial statements. Under the regulatory capital adequacy
guidelines and the regulatory framework for prompt corrective action, the Bank
must meet specific capital guidelines involving quantitative measures of the
Bank's assets, liabilities, and certain off-balance-sheet items as calculated
under regulatory accounting practices. The Bank's capital amounts and
classification under the prompt corrective action guidelines are also subject to
qualitative judgments by the regulators about components, risk weightings, and
other factors.

              Quantitative measures established by regulation to ensure capital
adequacy require the Bank to maintain minimum amounts and ratios of: total
risk-based capital and Tier I capital to risk-weighted assets (as defined in the
regulations), Tier I capital to adjusted total assets (as defined), and tangible
capital to adjusted total assets (as defined). Management believes, as of
September 30, 1999, the Bank meets all capital adequacy requirements to which it
is subject.

              As of September 30, 1999, the most recent notification from the
OTS, the Bank was categorized as well capitalized under the regulatory framework
for prompt corrective action. To be categorized as adequately capitalized, the
Bank would have to maintain minimum total risk-based, Tier I risk-based, and
Tier I leverage ratios as disclosed in the table below. There are no conditions
or events since the most recent notification that management believes have
changed the Bank's category.

<TABLE>
<CAPTION>


                                                                                For Capital
                                       Actual                                Adequacy Purposes
                               ----------------------     -----------------------------------------------------
                                Amount        Ratio                   Amount                      Ratio
                               ---------        -----     ---------------------------    ----------------------
<S>                            <C>               <C>      <C>                            <C>

As of September 30, 1999:
 Total Risk-Based Capital                                 greater than                   greater than
  (to Risk-Weighted Assets)    $  8,754,852      26.9%      or equal to   $ 2,599,040      or equal to    8.0%
 Tier I Capital                                           greater than                   greater than
  (to Adjusted Total Assets)   $  8,462,352      13.1%      or equal to   $ 2,526,075      or equal to    4.0%
Tangible Capital                                          greater than                   greater than
  (to Adjusted Total Assets)   $  8,462,352      13.1%      or equal to   $   965,820      or equal to    1.5%

As of September 30, 1998:
 Total Risk-Based Capital                                 greater than                   greater than
  (to Risk-Weighted Assets)    $  9,184,644      31.4%      or equal to   $ 2,336,720      or equal to    8.0%
 Tier I Capital                                           greater than                   greater than
  (to Adjusted Total Assets)   $  8,896,294      14.4%      or equal to   $ 2,471,193      or equal to    4.0%
 Tangible Capital                                         greater than                   greater than
  (to Adjusted Total Assets)   $  8,896,294      14.4%      or equal to   $   924,555      or equal to    1.5%



<CAPTION>
                                             To Be Well
                                          Capitalized Under
                                          Prompt Corrective
                                          Action Provisions
                               ----------------------------------------
                                           Amount                Ratio
                               -----------------------------   --------
<S>                                                            <C>

As of September 30, 1999:
 Total Risk-Based Capital      greater than
  (to Risk-Weighted Assets)      or equal to      $3,248,800      10.0%
 Tier I Capital                greater than
  (to Adjusted Total Assets)     or equal to      $3,863,280       6.0%
Tangible Capital               greater than
  (to Adjusted Total Assets)     or equal to      $3,219,400       5.0%

As of September 30, 1998:
 Total Risk-Based Capital      greater than
  (to Risk-Weighted Assets)      or equal to      $2,920,900      10.0%
 Tier I Capital                greater than
  (to Adjusted Total Assets)     or equal to      $3,698,220       6.0%
 Tangible Capital              greater than
  (to Adjusted Total Assets)     or equal to      $3,081,850       5.0%

</TABLE>


                                       -35-
<PAGE>


(17)   COMMITMENTS AND CONTINGENCIES

               In the ordinary course of business, the Bank has various
outstanding commitments and contingent liabilities that are not reflected in the
accompanying financial statements. The principal commitments of the Bank are
loan commitments which approximated $2,100,000 and $2,458,000 at September 30,
1999 and 1998, respectively. The Bank uses the same credit policies for making
loan commitments as it does for other loans.

               The Bank was not committed to sell or purchase loans or
securities at September 30, 1999 or 1998.

(18)   EMPLOYEE STOCK OWNERSHIP PLAN

               The Company has established an ESOP for employees of the Company
and the Bank which became effective upon the Conversion. Full-time employees of
the Company and the Bank who have been credited with at least 1,000 hours of
service during a twelve month period and who have attained age 21 are eligible
to participate in the ESOP. The Company loaned the ESOP $537,430 for the initial
purchase of the ESOP shares. The loan is due and payable in forty-eight (48)
equal quarterly installments of $11,200 beginning June 29, 1996, plus interest
at the rate of 8.75% per annum. The Company will make scheduled discretionary
cash contributions to the ESOP sufficient to amortize the principal and interest
on the loan over a period of 12 years. The Company accounts for its ESOP in
accordance with Statement of Position 93-6, "Employer's Accounting For Employee
Stock Ownership Plans." As shares are committed to be released to participants,
the Company reports compensation expense equal to the average market price of
the shares during the period. ESOP compensation expense recorded during the
years ended September 30, 1999, 1998, and 1997 was $65,473, $93,099 and $75,104,
respectively. During 1999, 1998 and 1997, 5,590, 5,676 and 5,918 shares were
allocated to the employees leaving 36,559 unallocated and unreleased shares at
September 30, 1999.

               The Company uses dividends paid on allocated and unallocated ESOP
shares to reduce the outstanding loan balance.

               The fair value of the unreleased ESOP shares was approximately
$384,000 and $677,000 at September 30, 1999 and 1998, respectively.

(19)   PURCHASE OF COMMON STOCK

               The Company purchased 31,764, 63,022 and 25,400 shares of its
outstanding common stock at an aggregate cost of $439,030, $1,101,028, and
$341,262, during the years ended September 30, 1999, 1998 and 1997,
respectively. The purchase of these shares has been recorded as a purchase of
common stock shares, which are available for reissuance.

(20)   EARNINGS PER SHARE

               Basic and full dilution Earnings Per Share (EPS) were calculated
by dividing the consolidated net income by the weighted average number of common
shares, and common stock equivalents outstanding, as set forth below. Shares
which have not been committed to be released to the ESOP are not considered to
be outstanding for purposes of calculating EPS.



                                       -36-
<PAGE>


<TABLE>
<CAPTION>

                                                       Income                Shares               Per Share
Year Ending September 30,                            (Numerator)          (Denominator)            Amount
                                                     -----------          -------------            ------
<S>                                                  <C>                        <C>               <C>
1999
Basic EPS                                            $    239,626               528,074           $    0.45
Effect of dilutive securities -
  options                                                    -                    1,327                 -
                                                      -----------          ------------           ---------

Diluted EPS                                          $    239,626               529,401           $    0.45
                                                     ============          ============           =========

1998
Basic EPS                                            $    252,257               579,613           $    0.44
Effect of dilutive securities -
  options                                                    -                   10,734              (0.01)
                                                     ------------          ------------           --------

Diluted EPS                                          $    252,257               590,347           $    0.43
                                                     ============          ============           =========

1997
Basic EPS                                            $    286,347               611,310           $    0.46
Effect of dilutive securities -
  options                                                    -                    2,787                -
                                                     ------------          ------------           -----------

Diluted EPS                                          $    286,347               614,097           $    0.46
                                                     ============          ============           =========
</TABLE>


(21)   DIVIDEND RESTRICTION

               At the time of the Conversion, the Bank established a liquidation
account of approximately $5,005,000 (the amount equal to its total retained
earnings as of the date of the latest statement of financial condition appearing
in the final prospectus). The liquidation account will be maintained for the
benefit of eligible deposit account holders who continue to maintain their
accounts at the Bank after the Conversion. The liquidation account will be
reduced annually to the extent that eligible deposit account holders have
reduced their qualifying deposits. Subsequent increases will not restore an
eligible account holder's interest in the liquidation account. In the event of a
complete liquidation, 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.

               Subsequent to the Conversion, the Bank may not declare or pay
cash dividends on its shares of common stock if the effect thereon would cause
stockholders' equity to be reduced below the amount of the liquidation account
or applicable regulatory capital maintenance requirements, or if such
declaration and payment would otherwise violate regulatory requirements.

(22)   FAIR VALUES OF FINANCIAL INSTRUMENTS

               The carrying amount and the estimated fair values of the
Company's financial instruments at September 30 are as follows:



                                       -37-
<PAGE>


<TABLE>
<CAPTION>

                                                              1999                                  1998
                                            ----------------------------------      ---------------------------------
                                                   Carrying                              Carrying
                                                    Amount         Fair Value             Amount         Fair Value
                                                    ------         ----------             ------         ----------
<S>                                         <C>                 <C>                 <C>              <C>
Financial assets:
  Cash and cash equivalents                 $          940,751  $      940,751      $       746,261  $        746,261
  Loans receivable, less allowance                  49,703,008      49,659,604           44,642,641        45,024,054
  Investment securities held to
     maturity                                        2,317,111       2,332,859            3,309,806         3,370,424
  Investment securities available
     for sale                                          791,159         791,159              609,978           609,978
  Mortgage-backed securities held
     to maturity                                     4,443,450       4,340,142            5,268,915         5,227,122

  Mortgage-backed securities
     available for sale                              4,702,702       4,702,702            5,618,354         5,618,354
  Accrued interest receivable                          337,610         337,610              341,410           341,410

Financial liabilities:
  Deposits                                          47,743,450      47,767,348           45,436,581        45,496,789
  Advances from Federal Home
     Loan Bank                                       7,845,869       7,845,869            7,004,136         7,004,136
  Accrued interest payable                              37,015          37,015               32,814            32,814
</TABLE>



               The carrying amounts in the preceding tables are included in the
consolidated balance sheets under the applicable captions.

               While these estimates of fair value are based on management's
judgment of the most appropriate factors, there is no assurance that if the
Company were to have disposed of such items at September 30, 1999 and 1998, the
estimated fair values would necessarily have been achieved at those dates, since
market values may differ depending on various circumstances. The estimated fair
values at September 30, 1999 and 1998 should not necessarily be considered to
apply at subsequent dates.

               In addition, other assets and liabilities of the Company that are
not defined as financial instruments are not included in the above disclosures,
such as property and equipment. Also, non-financial instruments typically not
recognized in the financial statements nevertheless may have value but are not
included in the above disclosures. These include, among other items, the trained
work force, customer goodwill, and similar items.

(23)   SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED)

               Selected quarterly consolidated financial data is as follows:



                                       -38-
<PAGE>


<TABLE>
<CAPTION>

                                                              Fiscal Year 1999
                                           ------------------------------------------------------------------
                                                              Quarter Ended
                                           ------------------------------------------------------------------
                                           December 31          March 31          June 30        September 30
                                           -----------          --------          -------        ------------
                                                        (Dollars in thousands except per share data)
<S>                                       <C>                  <C>               <C>               <C>
Total interest income                     $   1,074            $   1,095         $   1,104         $   1,105
Total interest expense                          671                  664               667               661
                                          ---------            ---------         ---------         ---------

      Net interest income                       403                  431               437               444

Provision for loan losses                         3                    5                 5                 4
                                          ---------            ---------         ---------         ---------

      Net interest income after
       provision for loan losses                400                  426               432               440

Non-interest income                              27                   29                23                22
Non-interest expense                            375                  377               358               345
                                          ---------            ---------         ---------         ---------

Income before provision
 for income taxes                                52                   78                97               117

Provision for income taxes                       20                   15                34                35
                                          ---------            ---------         ---------         ---------

Net income                                $      32            $      63         $      63         $      82
                                          =========            =========         =========         =========

Net income per share:
  Basic                                   $     .06            $     .12         $     .12         $     .15
                                          =========            =========         =========         =========
  Diluted                                 $     .06            $     .12         $     .12         $     .15
                                          =========            =========         =========         =========

Dividends declared per share              $     .07            $     .07         $     .07         $     .07
                                          =========            =========         =========         =========
</TABLE>


<TABLE>
<CAPTION>

                                                              Fiscal Year 1998
                                           ------------------------------------------------------------------
                                                              Quarter Ended
                                           ------------------------------------------------------------------
                                           December 31          March 31          June 30        September 30
                                           -----------          --------          -------        ------------
                                                        (Dollars in thousands except per share data)
<S>                                       <C>                  <C>               <C>               <C>
Total interest income                     $   1,044            $   1,066         $   1,076         $   1,053
Total interest expense                          640                  652               663               665
                                          ---------            ---------         ---------         ---------

      Net interest income                       404                  414               413               388

Provision for loan losses                         3                    3                 3                 3
                                          ---------            ---------         ---------         ---------

      Net interest income after
       provision for loan losses                401                  411               410               385

Non-interest income                              17                   18                64                46
Non-interest expense                            355                  371               342               353
                                          ---------            ---------         ---------         ---------

Income before provision
 for income taxes                                63                   58               132                78

Provision for income taxes                        9                    9                37                24
                                          ---------            ---------         ---------         ---------
</TABLE>


<TABLE>
<CAPTION>

                                                              Fiscal Year 1998
                                           ------------------------------------------------------------------
                                                              Quarter Ended
                                           ------------------------------------------------------------------
                                           December 31          March 31          June 30        September 30
                                           -----------          --------          -------        ------------
                                                        (Dollars in thousands except per share data)
<S>                                       <C>                  <C>               <C>               <C>

Net income                                $      54            $      49         $      95         $      54
                                          =========            =========         =========         =========

Net income per share:
  Basic                                   $     .09            $     .08         $     .16         $     .10
                                          =========            =========         =========         =========



                                       -39-
<PAGE>


  Diluted                                 $     .09            $     .08         $     .16         $     .10
                                          =========            =========         =========         =========

Dividends declared per share              $     .07            $     .07         $     .07         $     .07
                                          =========            =========         =========         =========
</TABLE>


(24)  CONDENSED PARENT COMPANY FINANCIAL INFORMATION

              Condensed financial information for the parent company only (First
Federal Financial Bancorp, Inc.) as of and for the year ended September 30 is as
follows:

                                 BALANCE SHEETS

<TABLE>
<CAPTION>

               ASSETS                                                           1999                     1998
                                                                         ----------------        -------------------
<S>                                                                     <C>                      <C>
Cash and cash equivalents                                               $          54,524        $          45,974
Investment in subsidiary                                                        8,408,862                8,960,795
Investment securities available for sale                                          791,159                  609,978
Accrued interest receivable                                                        15,849                   13,188
Other assets                                                                       19,842                   22,496
Income taxes refundable                                                            25,241                   19,311
Deferred income taxes                                                               4,891                    6,308
                                                                        -----------------        -----------------
                                                                        $       9,320,368        $       9,678,050
                                                                        =================        =================

               LIABILITIES AND STOCKHOLDERS' EQUITY
Other liabilities                                                       $          37,283        $          27,154
                                                                        -----------------        -----------------
               Total liabilities                                                   37,283                   27,154
                                                                        -----------------        -----------------

Common stock                                                                        5,516                    5,834
Employee benefit plans                                                           (549,531)                (643,854)
Additional paid-in capital                                                      5,227,406                5,510,264
Retained earnings                                                               4,658,872                4,707,377
Accumulated other comprehensive income (loss)                                     (59,178)                  71,275
                                                                        -----------------        -----------------
               Total stockholders' equity                                       9,283,085                9,650,896
                                                                        -----------------        -----------------
                                                                        $       9,320,368        $       9,678,050
                                                                        =================        =================
</TABLE>


                              STATEMENTS OF INCOME

<TABLE>
<CAPTION>

                                                                               1999                    1998
                                                                         ----------------        -----------------
<S>                                                                     <C>                      <C>
Interest on investment securities                                       $          45,958        $          89,212
Non-interest income                                                                  -                       8,724
Non-interest expense                                                             (159,840)                (149,608)
                                                                        -----------------        -----------------

Loss before income taxes and equity in
  income of subsidiary                                                           (113,882)                 (51,672)

Credit for income taxes                                                           (22,687)                 (24,794)
                                                                        -----------------        -----------------

Loss before equity in  income of subsidiary                                       (91,195)                 (26,878)

Equity in income of subsidiary                                                    330,821                  279,135
                                                                        -----------------        -----------------

Net income                                                              $         239,626        $         252,257
                                                                        =================        =================
</TABLE>



                                       -40-
<PAGE>


                            STATEMENTS OF CASH FLOWS

<TABLE>
<CAPTION>

                                                                                1999                    1998
                                                                         ----------------        -----------------
<S>                                                                     <C>                      <C>
Operating activities:
  Net income                                                            $         239,626        $         252,257
  Adjustments to reconcile net income to net
   cash flows provided by operating activities -
      Equity in undistributed income of subsidiary                               (330,821)                (279,135)
      Dividends received from subsidiary                                          750,000                  -
      Accretion                                                                       (63)                  (1,233)
      Deferred income taxes                                                         7,837                   (8,209)
      Securities gains                                                              -                       (7,391)
      ESOP compensation                                                            65,473                   93,099
      RRP compensation                                                             38,422                   38,236
      Change in:
        Other assets                                                               17,417                     (672)
        Accrued interest receivable                                                (2,661)                   4,455
        Income taxes refundable                                                    (5,930)                 (26,061)
        Other liabilities                                                          10,129                   17,912
                                                                        -----------------        -----------------
               Net cash provided by
                 operating activities                                             789,429                   83,258
                                                                        -----------------        -----------------

Investing activities:
  Purchases of investment securities available for sale                          (200,000)                (249,689)
  Proceeds from sales, calls and maturities of investment
     securities available for sale                                                  -                    1,347,691
                                                                        -----------------        -----------------
               Net cash provided by (used for)
                 investing activities                                            (200,000)               1,098,002
                                                                        -----------------        -----------------

Financing activities:
  Dividends paid                                                                 (141,849)                (157,961)
  Purchase of treasury shares                                                    (439,030)              (1,101,128)
                                                                        -----------------        -----------------
               Net cash used for
                 financing activities                                            (580,879)              (1,259,089)
                                                                        -----------------        -----------------
Net increase (decrease) in cash and cash equivalents                                8,550                  (77,829)
Cash and cash equivalents, beginning of year                                       45,974                  123,803
                                                                        -----------------        -----------------

Cash and cash equivalents, end of year                                  $          54,524        $          45,974
                                                                        =================        =================
</TABLE>



                                       -41-
<PAGE>


                             STOCKHOLDER INFORMATION

                    First Federal Financial Bancorp, Inc. is a unitary savings
and loan holding company conducting business through its wholly-owned
subsidiary, First Federal Savings Bank of Ironton. The Bank is a federally
chartered, SAIF-insured savings bank conducting business from its main office
located in Ironton, Ohio and one branch office located in Proctorville, Ohio.
The Company's headquarters is located at the home office of the Savings Bank at
415 Center Street, Ironton, Ohio 45638.

ANNUAL MEETING:

                    The Annual Meeting of Stockholders of First Federal
Financial Bancorp, Inc. will be held at the Ashland Plaza Hotel, located at 15th
Street and Winchester Avenue, Ashland, Kentucky, in the Board Room, on
Wednesday, January 19, 2000 at 2:00 p.m.


TRANSFER AGENT/REGISTRAR:

Registrar and Transfer Company
10 Commerce Drive
Cranford, New Jersey  07016-3572
Investor Relations
Telephone: 1-800-368-5948

INDEPENDENT AUDITORS:

Kelley, Galloway & Company, PSC
Certified Public Accountants
1200 Bath Avenue, P.O. Box 990
Ashland, Kentucky  41105-0990

SPECIAL COUNSEL:

Elias, Matz, Tiernan & Herrick L.L.P.
734 15th Street, N.W., 12th Floor
Washington, D.C.  20005

SHAREHOLDER REQUESTS:

                    Requests for stockholder literature should be directed to
Corporate Secretary, First Federal Financial Bancorp, Inc., 415 Center Street,
Ironton, Ohio 45638.

                    Shareholders needing assistance with stock records,
transfers or lost certificates, please contact the Company's transfer agent,
Registrar and Transfer Company.

COMMON STOCK AND RELATED MATTERS:

                    The common stock of First Federal Financial Bancorp, Inc. is
listed for quotation on the OTC Bulletin Board under the symbol "FFFB". The
stock was issued on June 4, 1996 at



                                       -43-
<PAGE>


$10.00 per share. As of December 8, 1999, there were 178 stockholders of record
and 549,597 outstanding shares of common stock.

                    The following table sets forth the high and low closing bid
prices as reported by the National Association of Securities Dealers, Inc. and
dividends declared per share of common stock for fiscal years 1997, 1998 and
1999:

<TABLE>
<CAPTION>

                                                              Price Per Share
                                                       -----------------------------                     Dividends
           Quarter Ended                               High                      Low                     Declared
           -------------                               ----                      ---                     --------
     1997
     ----
<S>                                                  <C>                         <C>                        <C>
        December 31, 1996                            $   12                      $   11                     $  .07

        March 31, 1997                                   13 1/4                      11 1/2                    .07

        June 30, 1997                                    14 1/8                      12 7/8                    .07

        September 30, 1997                               15 1/2                      14                        .07

     1998
     ----
        December 31, 1997                                16 7/16                     14 1/2                    .07

        March 31, 1998                                   17 9/16                     16 5/8                    .07

        June 30, 1998                                    18 3/4                      17                        .07

        September 30, 1998                               17 3/4                      16                        .07

     1999
     ----
        December 31, 1998                                17                          13                        .07

        March 31, 1999                                   14                          10 3/4                    .07

        June 30, 1999                                    12                          10                        .07

        September 30, 1999                               11 1/2                      11                        .07
</TABLE>


                    Payment of dividends on the common stock is subject to
determination and declaration by the Board of Directors and will depend upon a
number of factors, including capital requirements, regulatory limitations on the
payment of dividends, the Company's results of operations and financial
condition, tax considerations, and general economic conditions. No assurance can
be given that dividends will be declared or, if declared, what the amount of
dividends will be, or whether such dividends, once declared, will continue.

                                     -44-


<TABLE> <S> <C>

<PAGE>
<ARTICLE> 9
<LEGEND>
This schedule contains summary financial information extracted from the First
Federal Financial Bancorp, Inc. and subsidiary consolidated balance sheet as of
September 30, 1999 and the consolidated statement of income for the year ended
September 30, 1999 and is qualified in its entirety by reference to such
financial statements.
</LEGEND>

<S>                             <C>
<PERIOD-TYPE>                   12-MOS
<FISCAL-YEAR-END>                          SEP-30-1999
<PERIOD-START>                             OCT-01-1998
<PERIOD-END>                               SEP-30-1997
<CASH>                                         377,221
<INT-BEARING-DEPOSITS>                         563,530
<FED-FUNDS-SOLD>                                     0
<TRADING-ASSETS>                                     0
<INVESTMENTS-HELD-FOR-SALE>                  5,493,861
<INVESTMENTS-CARRYING>                       6,760,561
<INVESTMENTS-MARKET>                         6,673,001
<LOANS>                                     49,995,508
<ALLOWANCE>                                    292,500
<TOTAL-ASSETS>                              65,135,748
<DEPOSITS>                                  47,743,450
<SHORT-TERM>                                 2,475,000
<LIABILITIES-OTHER>                            263,344
<LONG-TERM>                                  5,370,869
                                0
                                          0
<COMMON>                                         5,516
<OTHER-SE>                                   9,277,569
<TOTAL-LIABILITIES-AND-EQUITY>              65,135,748
<INTEREST-LOAN>                              3,583,072
<INTEREST-INVEST>                              746,482
<INTEREST-OTHER>                                48,587
<INTEREST-TOTAL>                             4,378,141
<INTEREST-DEPOSIT>                           2,294,611
<INTEREST-EXPENSE>                           2,663,348
<INTEREST-INCOME-NET>                        1,714,793
<LOAN-LOSSES>                                   16,500
<SECURITIES-GAINS>                                   0
<EXPENSE-OTHER>                              1,454,739
<INCOME-PRETAX>                                344,220
<INCOME-PRE-EXTRAORDINARY>                     239,626
<EXTRAORDINARY>                                      0
<CHANGES>                                            0
<NET-INCOME>                                   239,626
<EPS-BASIC>                                        .45
<EPS-DILUTED>                                      .45
<YIELD-ACTUAL>                                    2.75
<LOANS-NON>                                    153,000
<LOANS-PAST>                                    21,000
<LOANS-TROUBLED>                                     0
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