CORNERSTONE REALTY INCOME TRUST INC, 424B4, 1997-04-21

CORNERSTONE REALTY INCOME TRUST INC
424B4, 1997-04-21
REAL ESTATE INVESTMENT TRUSTS

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4,500,000 SHARES

CORNERSTONE REALTY INCOME TRUST, INC.

COMMON SHARES

Cornerstone Realty Income Trust, Inc. (the "Company") is a self-administered
and self-managed real estate investment trust ("REIT") engaged in the
management, acquisition and renovation of existing residential apartment
communities in Virginia, North Carolina, South Carolina and Georgia.

All of the Shares offered hereby (the "Shares") are being sold by the
Company. To ensure that the Company maintains its qualification as a REIT,
ownership by any person of the Company's Common Shares (the "Common Shares") is
limited to 9.8% of outstanding Common Shares.

All of the Company's Common Shares have been approved for listing on the New
York Stock Exchange ("NYSE"), subject to official notice of issuance, under the
symbol "TCR" ("The Cornerstone REIT"). Prior to this Offering, there has been no
public market for the Common Shares.

THE OFFERING INVOLVES CERTAIN RISKS AND INVESTMENT CONSIDERATIONS (SEE "RISK
FACTORS," BEGINNING ON PAGE 10).

THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND
EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION NOR HAS THE
SECURITIES AND EXCHANGE COMMISSION OR ANY STATE SECURITIES
COMMISSION PASSED UPON THE ACCURACY OR ADEQUACY OF
THIS PROSPECTUS. ANY REPRESENTATION TO THE
CONTRARY IS A CRIMINAL OFFENSE.

================================================================================
PRICE UNDERWRITING PROCEEDS
TO DISCOUNTS AND TO
PUBLIC COMMISSIONS (1) COMPANY (2)
- --------------------------------------------------------------------------------
Per Share ...... $10.50 $0.735 $9.765
- --------------------------------------------------------------------------------
Total (3) ...... $47,250,000 $3,307,500 $43,942,500
================================================================================

(1) The Company has agreed to indemnify the several Underwriters against
certain liabilities, including liabilities under the Securities Act of
1933. See "Underwriting."

(2) Before deducting estimated expenses of $798,750 payable by the Company.

(3) The Company has granted the Underwriters a 30-day option to purchase up to
675,000 additional Shares solely to cover over-allotments, if any. To the
extent that the option is exercised, the Underwriters will offer the
additional Shares at the Price to Public shown above. If the option is
exercised in full, the total Price to Public, Underwriting Discounts and
Commissions, and Proceeds to the Company will be $54,337,500, $3,803,625
and $50,533,875, respectively. See "Underwriting."

The Shares are offered by the several Underwriters, subject to prior
sale, when, as and if delivered to and accepted by them, and subject to the
right of the Underwriters to reject any order in whole or in part. It is
expected that delivery of the Shares will be made at the offices of Alex. Brown
& Sons Incorporated, Baltimore, Maryland, on or about April 23, 1997.

ALEX. BROWN & SONS
INCORPORATED

BRANCH, CABELL & CO.

FRIEDMAN, BILLINGS, RAMSEY & CO., INC.

INTERSTATE/JOHNSON LANE
CORPORATION

THE DATE OF THIS PROSPECTUS IS APRIL 18, 1997

<PAGE>

CERTAIN PERSONS PARTICIPATING IN THIS OFFERING MAY ENGAGE IN TRANSACTIONS
THAT STABILIZE, MAINTAIN OR OTHERWISE AFFECT THE PRICE OF THE COMMON SHARES.
SUCH TRANSACTIONS MAY INCLUDE THE PURCHASE OF COMMON SHARES PRIOR TO PRICING OF
THE OFFERING FOR THE PURPOSE OF MAINTAINING THE PRICE OF THE COMMON SHARES, THE
PURCHASE OF COMMON SHARES FOLLOWING THE PRICING OF THIS OFFERING TO COVER A
SYNDICATE SHORT POSITION IN THE COMMON SHARES OR FOR THE PURPOSE OF MAINTAINING
THE PRICE OF THE COMMON SHARES, AND THE IMPOSITION OF PENALTY BIDS. FOR A
DESCRIPTION OF THESE ACTIVITIES, SEE "UNDERWRITING."

<PAGE>

PROSPECTUS SUMMARY

The following summary is qualified in its entirety by the more detailed
information and financial statements and notes thereto and pro forma financial
statements appearing elsewhere in, or incorporated by reference into, this
Prospectus. The offering by the Company of the 4,500,000 Shares pursuant to this
Prospectus is referred to herein as the "Offering." "Offering Price" means
$10.50 per Share. Except as otherwise specified, all information in this
Prospectus assumes no exercise of the Underwriters' over-allotment option. See
"Underwriting."

THE COMPANY

Cornerstone Realty Income Trust, Inc. (the "Company"), a self-administered
and self-managed equity REIT headquartered in Richmond, Virginia, is a fully
integrated real estate organization with expertise in the management,
acquisition and renovation of apartment communities. The Company focuses on the
ownership of apartment communities located in growing markets in Virginia, North
Carolina, South Carolina and Georgia. On February 28, 1997, the Company owned 42
apartment communities (the "Properties") comprising 9,613 apartment units with
an aggregate economic occupancy of 91% and an average monthly rent of $556 per
unit as compared to February 28, 1996, when the Company owned 20 Properties
comprising 4,565 apartment units with an aggregate economic occupancy of 88% and
an average monthly rent of $510 per unit. The Company's strategy is to own
apartment communities that cater to tenants with incomes equal to 90% to 115% of
the average local household income.

The Company maintains an intense focus on the operations of its Properties to
generate consistent, sustained growth in net operating income, which it believes
is the key to growing funds from operations per Common Share. Net operating
income growth is evidenced by the 1996 operating performance of the nine
Properties that the Company owned during all of 1995 and 1996 (the "Initial
Properties"). For the year ended December 31, 1996 as compared to the year ended
December 31, 1995, the Initial Properties achieved 8.8% growth in net operating
income.

The Company's objective is to increase distributable cash flow and Common
Share value by:

o Increasing rental rates, maintaining high economic occupancy rates,
and controlling costs at the Properties

o Acquiring additional properties at attractive prices that provide the
opportunity to improve operating performance through the application
of the Company's management, marketing, and renovation programs

The Company has six regional property management offices, located in
Blacksburg and Virginia Beach, Virginia; Raleigh, Charlotte and Wilmington,
North Carolina; and Columbia, South Carolina. The Company currently has
approximately 300 employees, including specialists in acquisition, management,
marketing, leasing, development, accounting and information systems. The
Company's executive officers have substantial experience with apartment
properties, having been responsible for the management, acquisition and
renovation of more than 20,000 apartment units over the last 24 years using the
strategies and techniques described below.

Glade M. Knight, the Company's Chairman and Chief Executive Officer,
currently owns approximately 4% of the outstanding Common Shares. Collectively,
the officers and directors of the Company currently own approximately 5% of the
outstanding Common Shares.

GROWTH THROUGH MANAGEMENT AND LEASING

3
<PAGE>

operating expenses at the property level. The Company's commitment to growth is
evidenced by the 22% increase in net operating income at the 19 Properties
acquired before January 1, 1996 for the one-year periods ending on the
respective dates of acquisition compared to the one-year period ending December
31, 1996.

Management develops the overall management and leasing strategy, including
goals and budgets, for each Property. In order to achieve each Property's
objectives, management delegates significant decision-making responsibility to
regional and on-site employees, thereby instilling in its employees a sense of
ownership of their Property. Management believes that this strategy is an
effective way to maximize each Property's potential. In order to achieve desired
results, the Company emphasizes training for its on-site employees as well as
raising rents to be at or above the market for comparable properties. The
Company also ties on-site employees' bonuses to both net operating income
targets established for their respective Properties and the Company's overall
financial performance.

Management believes that tenant retention is critical to generating net
operating income growth. Tenant retention maintains or increases economic
occupancy and minimizes the costs associated with preparing apartments for new
occupants. The Company employs one person at each Property who has a primary
focus on tenant retention. The tenant retention specialist's objective is to
make tenants feel at home in the community through personal attention, which
includes organizing social functions and activities as well as responding
promptly to any tenant problems that may arise in conjunction with the apartment
or community. The Company's philosophy is to market its Properties continually
to existing tenants in order to achieve a low turnover rate. The Company
believes that the turnover rate at its Properties is below the average turnover
rate for comparable apartment communities.

The Company seeks to create a unique identity for each Property by
emphasizing curb appeal, signage, and attractive common area facilities such as
clubhouses and swimming pools. The Company has upgraded or renovated many of the
Properties' common area facilities after acquisition. Each Property is marketed
as a "Cornerstone Community" but typically has an individual Property name tied
to a local theme. Each Property has a dedicated on-site marketing person whose
responsibility is to position and market the Property within the local community
through such activities as media advertising, on-site promotional events and
personal calls to local businesses.

Operating expenses are controlled at each Property by setting budgets at the
corporate level and requiring that any expense over budget at a Property be
approved by management. Purchase discounts are sought at both the corporate
level and locally in those areas where the Company has a significant presence.
All contracts for goods and services are re-bid annually to ensure competitive
pricing. The Company has a preventive maintenance program and the ability to
perform work using in-house personnel which helps the Company to reduce expenses
at the Properties. For example, the maintenance manager at each Property is
qualified to perform HVAC and plumbing work which otherwise would be contracted
outside the Company.

An example of the success of the Company's active management strategy is the
Tradewinds Apartments in Hampton, Virginia. Upon acquisition, the Company's goal
was to increase net operating income by: (i) raising rents to prevailing market
rates; (ii) increasing economic occupancy; and (iii) reducing operating
expenses. The Company re-oriented the tenant mix toward private sector tenants
by reducing the Property's reliance on military personnel as tenants, improved
tenant screening, reduced on-site management personnel, implemented a program of
preventive maintenance, and changed the Property's marketing from newspapers to
apartment guides. The result was an increase in net operating income to
approximately $1,214,000 from approximately $968,000 (25.4%) over the first
twelve months. The increase was the result of a 3% rental increase, an 8%
increase in economic occupancy, and a 9% decrease in operating expenses.

GROWTH THROUGH ACQUISITIONS, RENOVATIONS AND EXPANSION

The Company also plans to generate growth in net operating income through
acquisitions by: (i) acquiring under-performing assets at less than replacement
cost; (ii) correcting operational problems; (iii) making selected renovations;
(iv) increasing economic occupancy; (v) raising rental rates;

<PAGE>
(vi) implementing cost controls; and (vii) providing enhanced property and
centralized management. In markets that it targets for acquisition
opportunities, the Company attempts to gain a significant local presence in
order to achieve operating efficiencies. In analyzing acquisition opportunities,
the Company considers acquisitions of property portfolios as well as individual
properties.

The Company has obtained a $100 million unsecured line of credit (the
"Unsecured Line of Credit") to fund property acquisitions. On March 31, 1997,
the Company had approximately $87.4 million outstanding under the Unsecured Line
of Credit and expects to have approximately $44.3 million outstanding after the
closing of the Offering. As of March 31, 1997, the Company had no secured
indebtedness and will have no secured indebtedness following the Offering. After
giving effect to the use of proceeds from the Offering, the Company will have
approximately $54.0 million of total indebtedness outstanding, which is
approximately 13.2% of the Company's Total Market Capitalization (as defined
herein).

The Company believes it will be able to purchase properties at less than
replacement cost because of the presence of deferred maintenance, management
neglect, or prior owner's financial distress. Upon acquisition, the Company
seeks to improve both operating results and property identity through a 24-month
renovation policy which includes selective renovations such as new roofs, new
exterior siding, exterior painting, clubhouse renovation and construction, and
interior refurbishment. The Company has invested in renovations to its
Properties approximately $19.0 million on 36 communities in 1996, approximately
$7.1 million on 16 communities in 1995 and approximately $6.1 million on eight
communities in 1994. Approximately $8.0 million of additional capital
improvements on the Properties are budgeted for 1997. To date, these actions
have permitted the Company to increase rental rates and improve economic
occupancy rates at the Properties.

Because the Company has grown and plans to grow through property
acquisitions, management has created a system establishing "Takeover Teams" to
provide immediate transitional management and leasing services to newly-acquired
properties and to implement quickly the Company's operations and policies. A
Takeover Team consists of senior property management personnel as well as
marketing and maintenance specialists from other communities owned by the
Company. The Takeover Team remains at a property until the Company's management
and leasing programs have been installed and the new on-site team is fully
operational. Typically, this process takes two to four weeks to complete.

An example of the Company's acquisition strategy is the Chase Mooring
Apartments, a 224-unit apartment community located in Wilmington, North
Carolina. This community was purchased in August 1994 for $3,594,000, or $16,045
per apartment unit. Although the community is well located, the Property lacked
curb appeal, did not have a clubhouse, and had been managed and maintained on a
marginal basis by the original owner. After acquiring the Property, the Company
spent approximately $1.2 million, or $5,414 per unit, on various renovations,
including the addition of a clubhouse and rental center that has become the
focus of the Property's community activity. At acquisition, the average monthly
rent at the Property was $382 per apartment unit. As of December 1996, the
average monthly rent at the Property was $513 per unit, representing an average
annual increase of 14.2%. See "Risk Factors -- Rapid Growth."

If sufficient tenant demand exists and suitable land is available, the
Company may construct additional apartment units ("Expansion Units") on land
adjacent to properties it owns. The Company believes that its successful
experience with large-scale property renovation will also permit strategic and
cost-effective property expansion. It is the Company's policy to acquire
Expansion Units on a "turn-key" basis from a third party contractor, thereby
minimizing the risks normally associated with development and lease-up.
Currently, the Company has planned expansion projects for two existing
Properties: Glen Eagles and The Meadows. The Company does not have interests in
any land adjacent to any other Properties it now owns, but may acquire land or
options to acquire land of this type adjacent to other properties it may acquire
in the future.

<PAGE>
RECENT DEVELOPMENTS

In March 1997, the Company purchased the Paces Arbor Apartments, a 101-unit
apartment complex, and the Paces Forest Apartments, a 117-unit apartment
complex, both located near Raleigh, North Carolina. Both properties were built
in 1986, and the combined purchase price was $12,061,700, which the Company
borrowed under the Unsecured Line of Credit. The average unit size for Paces
Arbor and Paces Forest is 899 square feet and 883 square feet, respectively. The
average rent per month and economic occupancy for March 1997 were $678 and 96%
for Paces Arbor and $704 and 94% for Paces Forest.

APPLE RESIDENTIAL INCOME TRUST

In August 1996, Mr. Knight organized Apple Residential Income Trust, Inc.
("Apple") for the purpose of acquiring apartment communities in Texas. Apple
plans to elect to be taxed as a REIT. Mr. Knight is Apple's Chairman and Chief
Executive Officer. Mr. Knight formed Apple as a separate corporation in an
attempt to insulate the Company from the risks associated with a start-up
company. The Company will participate in Apple's growth through the Company's
direct or indirect receipt of acquisition, disposition, management and advisory
fees, ownership of Apple common shares and possible future acquisition of Apple.
The Company will provide advisory, property management and brokerage services to
Apple in exchange for fees and expense reimbursements. As of February 28, 1997,
Apple had raised approximately $39.6 million in gross proceeds in an ongoing
best-efforts equity offering and had acquired four properties in the Dallas,
Texas area.

The Company has a continuing right to own up to 9.8% of the common shares of
Apple. The Company has committed to purchase at or before the closing of the
Offering sufficient common shares of Apple so that it will own approximately
9.5% of the total common shares of Apple outstanding as of March 1, 1997.
Thereafter, the Company intends, if the board of directors of the Company
determines it is in the best interest of the Company and its shareholders, to
purchase additional common shares of Apple at the end of each calendar quarter
so as to maintain its ownership of approximately 9.5% of the outstanding common
shares of Apple.

The Company also has a right of first refusal to purchase the properties and
business of Apple. In addition, by the end of 1997, the Company will evaluate
the acquisition of Apple, and if the board of directors of the Company
determines it is in the best interests of the Company and its shareholders,
offer to acquire Apple or its assets. Any decision to combine the Company and
Apple can be made only by the respective boards of directors, and depending on
the structure of the transaction, the respective shareholders, of the two
companies. It is the current intent of Mr. Knight and the board of directors of
the Company to seek to acquire Apple and expand the geographic diversity and
size of the Company's portfolio of properties if the board of directors of the
Company determines such an acquisition is in the best interests of the Company.

<PAGE>

DISTRIBUTIONS

In January 1997, the Company increased its quarterly distribution to $0.25
per Common Share, which is equivalent to $1.00 per Common Share on an annualized
basis.

THE OFFERING

<TABLE>
<CAPTION>
<S> <C>
Shares offered hereby ........................ 4,500,000 Common Shares

Common Shares to be outstanding after the
Offering.................................... 33,880,385 Common Shares(1)

Use of proceeds............................... The net proceeds will be used to
repay indebtedness.
Proposed NYSE symbol.......................... TCR ("The Cornerstone REIT")
</TABLE>
- ----------

(1) Includes 700,000 Common Shares to be issued to an affiliate of Mr. Knight
in connection with the Company's conversion to self-administration and
includes 168,971 Common Shares to be issued to Mr. Knight in connection
with the Company's acquisition of the assets of ARG (see "Certain
Transactions") but does not include 371,256 Common Shares covered by
options held by directors, officers and employees (See "Management-Stock
Incentive Plans").

<PAGE>
SUMMARY SELECTED PRO FORMA AND HISTORICAL INFORMATION

The following table sets forth summary selected historical financial
information for the Company from its inception on June 1, 1993, and summary
selected pro forma information as of and for the year ended December 31, 1996.
The unaudited summary selected pro forma information is presented as if: (i) the
Company had owned 38 of the 42 Properties on January 1, 1996; and (ii) the
Offering had occurred on January 1, 1996 and the net proceeds therefrom had been
used as described herein. The following unaudited summary selected pro forma
information should be read in conjunction with the unaudited pro forma financial
statements included elsewhere in this Prospectus. The following summary selected
financial information should be read in conjunction with the discussion set
forth in "Management's Discussion and Analysis of Financial Condition and
Results of Operations," and all of the financial statements and notes thereto
included elsewhere in or incorporated into this Prospectus. The pro forma
financial information is not necessarily indicative of what the actual financial
position or results of operations of the Company would have been as of and for
the period presented, nor does it purport to represent the Company's future
financial position or results of operation.

<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
------------------------------------------------------------ PRO FORMA
1993 1994 1995 1996 1996 (A)
-------------- -------------- -------------- --------------- --------------
<S> <C> <C> <C> <C> <C>
OPERATING DATA
Revenues from rental properties.................. $ 1,784,868 $ 8,177,576 $ 16,300,821 $ 40,352,955 $ 51,430,900
Operating expenses............................... 1,334,855 5,901,759 11,005,558 26,860,354 34,542,326
Management contract termination expense (b) ..... -- -- -- 16,526,012 16,526,012
-------------- -------------- -------------- --------------- ---------------
Income (loss) before interest income (expense) .. 450,013 2,275,817 5,295,263 (3,033,411) 362,562
Interest income (expense)........................ 46,633 110,486 (65,548) (1,136,438) (613,495)
-------------- -------------- -------------- --------------- ---------------
Net income (loss)................................ $ 496,646 $ 2,386,303 $ 5,229,715 $ (4,169,849) $ (250,933)
============== ============== ============== =============== ===============
Weighted average common shares outstanding ...... 1,662,944 4,000,558 8,176,803 20,210,432 28,708,800

Per share:
Net income (loss) .............................. $ 0.30 $ 0.60 $ 0.64 $ (0.21) $ (0.01)
Common distributions declared and paid.......... 0.27 0.89 0.96 0.99 0.99

BALANCE SHEET DATA (at end of period)
Investment in rental property.................... $ 25,549,790 $ 54,107,358 $129,696,447 $ 329,715,853 $ 329,715,853
Notes payable.................................... -- 5,000,000 8,300,000 55,403,000 12,259,250
Shareholders' equity............................. 28,090,912 51,436,863 122,154,420 254,569,705 297,713,455

Common shares outstanding........................ 2,995,210 5,458,648 12,754,331 28,141,509 32,641,509

OTHER DATA
Cash provided by operating activities............ $ 1,670,406 $ 3,718,086 $ 9,618,956 $ 20,162,776 $ 26,491,734
Cash used in investing activities................ (25,549,790) (28,557,568) (75,589,089) (194,519,406) (194,519,406)
Cash provided by financing activities............ 27,487,556 25,519,648 68,754,842 170,466,134 170,466,134

FUNDS FROM OPERATIONS
Net income (loss)................................ $ 496,646 $ 2,386,303 $ 5,229,715 $ (4,169,849) $ (250,933)
Plus: Depreciation of real estate................ 255,338 1,210,818 2,788,818 8,068,063 10,478,105
Management contract termination (b)....... -- -- -- 16,526,012 16,526,012
-------------- -------------- -------------- --------------- ---------------
Funds from operations (c)........................ $ 751,984 $ 3,597,121 $ 8,018,533 $ 20,424,226 $ 26,753,184
============== ============== ============== =============== ===============
OTHER INFORMATION
Total rental communities (at end of period) .... 5 9 19 40 38
Total number of apartment units (at end of period) 1,175 2,085 4,388 9,033 8,641
Economic occupancy .............................. 93% 90% 92% 91% 93%
Weighted average monthly
revenue per apartment........................... $ 398 $ 434 $ 466 $ 514 $ 496
</TABLE>
- ----------
(a) The pro forma information includes 19 of the 21 Properties acquired during
1996 for which the Company had previously reported the 12 month audited
operations in Reports on Form 8-K and gives effect to the offering of
4,500,000 Shares at $10.50 per Share, less estimated underwriting discounts
and Offering costs, which was assumed to pay down the Unsecured Line of
Credit by $43,143,750.
(b) Included in the 1996 operating results is $16,526,012 of management
contract termination expense resulting from the Company's conversion to
"self-administered" and "self-managed" status. See Note 6 to the financial
statements included herein.
(c) The Company considers funds from operations to be an appropriate measure of
the performance of an equity REIT. Funds from operations ("FFO") is defined
as income before gains (losses) on sales and debt restructuring (computed
in accordance with generally accepted accounting principles) plus real
estate depreciation, and after adjustments for nonrecurring items if any.
The Company computes FFO in accordance with the recommendations set forth
in a White Paper adopted on March 3, 1995 by the National Association of
Real Estate Investment Trusts ("NAREIT"). The Company considers FFO in
evaluating property acquisitions and its operating performance, and
believes that FFO should be considered along with, but not as an
alternative to, net income and cash flows as a measure of the Company's
operating performance and liquidity. FFO, which may not be comparable to
other similarly titled measures of other REITS, does not represent cash
generated from operating activities in accordance with generally accepted
accounting principles and is not necessarily indicative of cash available
to fund cash needs.
8
<PAGE>
TAX STATUS OF THE COMPANY

The Company elected to be taxed as a REIT under Sections 856-860 of the
Internal Revenue Code of 1986, as amended (the "Code") commencing with its short
taxable year ended December 31, 1993. If the Company qualifies for taxation as a
REIT, with certain exceptions, the Company will not be subject to federal income
tax at the Company level on its taxable income that is distributed to its
shareholders. A REIT is subject to a number of organizational and operational
requirements, including a requirement that it currently distribute at least 95%
of its annual taxable income. Failure to qualify as a REIT will render the
Company subject to federal income tax (including any applicable alternative
minimum tax) on its taxable income at regular corporate rates and distributions
to the holders of Common Shares in any such year will not be deductible by the
Company. Although the Company does not intend to request a ruling from the
Internal Revenue Service (the "Service") as to its REIT status, the Company will
receive at the closing of the Offering an opinion of its legal counsel that the
Company qualifies as a REIT, which opinion will be based on certain assumptions
and representations and will not be binding on the Service or any court. Even if
the Company qualifies for taxation as a REIT, the Company may be subject to
certain federal, state and local taxes on its income and property. The Company
has adopted the calendar year as its taxable year. In connection with the
Company's election to be taxed as a REIT, the Company's Bylaws impose
restrictions on the transfer of Common Shares. See "Risk Factors -- Federal
Income Tax Risks" and "Limits on Change of Control Resulting from Ownership
Limitation, Staggered Board and Virginia Law" and "Federal Income Tax
Considerations -- Federal Income Taxation of the Company."

This Prospectus and documents incorporated herein by reference contain
forward-looking statements within the meaning of Section 27A of the Securities
Act of 1933, as amended (the "Securities Act"), and Section 21E of the
Securities Exchange Act of 1934, as amended (the "Exchange Act"). Such
forward-looking statements include, without limitation, statements concerning
anticipated lower expenses from the Company's conversion to self-administration,
anticipated improvements in Property operations from completed and planned
Property renovations, and expected benefits from the Company's ownership of
shares in Apple and providing acquisition, disposition, advisory and property
management services to Apple directly or through its ownership interests in ARA
and ARMG. Such forward-looking statements involve known and unknown risks,
uncertainties and other factors which may cause the actual results, performance
or achievements of the Company to be materially different from the results of
operations or plans expressed or implied by such forward-looking statements.
Such factors include, among other things, unanticipated adverse business
developments affecting the Company, the Properties or Apple, as the case may be,
adverse changes in the real estate markets and general and local economic and
business conditions. Investors should review the more detailed risks and
uncertainties set forth under the caption "Risk Factors" in this Prospectus.
Although the Company believes that the assumptions underlying the
forward-looking statements contained or incorporated herein are reasonable, any
of the assumptions could be inaccurate, and therefore there can be no assurance
that the forward-looking statements included or incorporated by reference in
this Prospectus will prove to be accurate. In light of the significant
uncertainties inherent in the forward-looking statements included or
incorporated herein, the inclusion of such information should not be regarded as
a representation by the Company or any other person that the results or
conditions described in such forward-looking statements or the objectives and
plans of the Company will be achieved.

<PAGE>
RISK FACTORS

In addition to the other information in this Prospectus, the following
factors should be considered carefully in evaluating an investment in the Shares
offered by this Prospectus.

NO PRIOR MARKET FOR THE COMMON SHARES

Prior to the Offering, there has been no public trading market for the Common
Shares. Although the Common Shares, including the Shares, have been approved for
listing on the NYSE, subject to official notice of issuance, there can be no
assurance that an active market for the Common Shares will develop or that the
Offering Price will be indicative of the market price of the Common Shares
following the Offering.

COMMON SHARES AVAILABLE FOR TRADING

Sales of a substantial number of Common Shares, or the perception that such
sales could occur, could adversely affect prevailing market prices of the Common
Shares, including the Shares. Although there has been no trading market for the
Common Shares, the Company currently has approximately 12,000 shareholders who
hold approximately 28,511,414 Common Shares. These shareholders acquired their
Common Shares in a series of best-efforts public offerings of Common Shares
undertaken by the Company between January 1993 and October 1996. Approximately
1,313,000 of the Common Shares sold in such offerings were sold at $10.00 per
Common Share in 1993, and the balance was thereafter sold at $11.00 per Common
Share. At the time of their purchase of Common Shares, such shareholders were
informed that the Company would, if in the best interests of the Company and the
shareholders, use its best efforts to cause the Common Shares to be listed on a
securities exchange or quoted on The NASDAQ Stock Market. Accordingly, such
shareholders purchased their Common Shares with the expectation that such
listing or quotation would provide ultimate liquidity for their holdings. There
is no way to predict how many of the Company's current shareholders will seek to
dispose of their Common Shares when the Common Shares are listed on the NYSE.
All of the Common Shares, including the Shares, have been approved for listing
on the NYSE, subject to official notice of issuance, and the Common Shares,
including the Shares, will begin trading at the same time. Furthermore, there
can be no assurance that the possibility of a large number of shareholders
seeking to sell their Common Shares will not lower the price at which the Common
Shares are traded.

PURCHASE OF FORMER ADVISOR'S AND FORMER MANAGER'S RIGHTS NOT AT ARM'S-LENGTH

On October 1, 1996, the Company became a self-administered and self-managed
REIT when it acquired the advisory rights of Cornerstone Advisors, Inc. and the
management rights of Cornerstone Management Group, Inc. for $100 in cash and a
total of 1,400,000 Common Shares, respectively. In addition, the Company paid
Cornerstone Realty Group, Inc. $1,325,000 cash for its rights in a property
acquisition agreement. Cornerstone Advisors, Inc., Cornerstone Management Group,
Inc. and Cornerstone Realty, Inc. were each wholly-owned by Mr. Knight. Mr.
Knight, however, held a portion of the shares in such companies for the benefit
of Debra A. Jones and Stanley J. Olander, Jr., the Company's Chief Operating
Officer and Chief Financial Officer, respectively. Mr. Knight transferred
109,091 Common Shares and $100,000 in cash to each of these officers from the
proceeds of these transactions. In connection with becoming self-administered
and self-managed, the Company executed employment agreements with Mr. Knight,
Ms. Jones and Mr. Olander. See "Management-Officer Compensation-Employment
Agreements."

In addition, the Company purchased the building housing its headquarters from
Mr. Knight for $350,000 in cash and purchased essentially all the personal
property in that building and seven automobiles from Cornerstone Realty Group,
Inc. for $100,000 in cash and the repayment of $138,000 in debt.

Although the foregoing transactions involving the Company were unanimously
approved by the Company's board of directors, the transactions were not the
result of arm's-length negotiations. The Company did obtain a fairness opinion
regarding these transactions from Arthur Andersen LLP, but it did not obtain
independent valuations or appraisals of the rights and assets acquired by the
Company. See "Certain Transactions -- Conversion to Self-Administration."

<PAGE>

ACQUISITION OF ASSETS OF APPLE REALTY GROUP, INC. NOT AT ARM'S-LENGTH

On or before the closing of the Offering, the Company will acquire all of the
assets of Apple Realty Group, Inc. ("ARG") in exchange for $350,000 in cash and
Common Shares valued at $1,650,000. The number of Common Shares issued will be
based upon the Offering Price, net of underwriting discounts and commissions and
equals 168,971. The sole material asset of ARG is its Property
Acquisition/Disposition Agreement with Apple. The Company will succeed by
assignment to the rights, powers, benefits, duties and obligations of ARG under
the Property Acquisition/Disposition Agreement and in such regard will provide
property acquisition and disposition services to Apple in exchange for certain
fees. See "Certain Transactions -- Apple Residential Income Trust --
Acquisition, Advisory and Property Management Services -- Acquisition Services."

Although the acquisition of the assets of ARG was unanimously approved by the
Company's board of directors, the transaction was not the result of arm's-length
negotiations. Further, although the board of directors, in the course of
determining the consideration to be issued in exchange for the assets of ARG,
evaluated certain information concerning the anticipated benefits to be realized
by the Company under the Property Acquisition/Disposition Agreement, many of the
factors that will ultimately affect such value are not now determinable.
Accordingly, there can be no assurance either that the acquisition price for the
assets of ARG is as favorable as would be determined by arm's-length
negotiations, or that such acquisition price will ultimately reflect the
realized value to the Company of the Property Acquisition/Disposition Agreement
to which it has succeeded.

CONFLICT OF INTEREST IN CONTINUATION OR ENFORCEMENT OF ADVISORY AGREEMENT AND
PROPERTY MANAGEMENT AGREEMENTS

Mr. Knight owns 170,000 class B convertible shares of Apple. Ms. Jones (the
Company's Chief Operating Officer) and Mr. Olander (the Company's Chief
Financial Officer) each own 15,000 class B convertible shares of Apple, which
they purchased from Mr. Knight. In the event that all of Apple's stock, assets
or business are transferred or acquired by another entity (including the
Company) or that Apple terminates or does not renew the advisory agreement with
Apple Realty Advisors, Inc. ("ARA") (the "Advisory Agreement") or ceases to use
Apple Residential Management Group, Inc. ("ARMG") to provide property management
services, each of the class B convertible shares of Apple will be convertible
into a number of common shares of Apple ranging from one to eight depending on
the gross proceeds raised from sales of Apple common shares (ranging from $50
million to $250 million) as of such time. Because Mr. Knight, Ms. Jones and Mr.
Olander would realize a substantial economic benefit upon the non-renewal of the
Advisory Agreement or ARMG's cessation of property management services from ARMG
to Apple, Mr. Knight could experience a conflict of interest in making a
decision to continue, terminate or execute the Advisory Agreement or any
Property Management Agreement. See "The Company -- Apple Residential Income
Trust." In addition, because the number of common shares of Apple into which
each class B convertible share is convertible depends upon the amount of
proceeds raised from sales of Apple common shares, and the sales of Apple common
shares would cease upon acquisition of Apple by the Company, Mr. Knight could
experience a conflict of interest in considering a proposed acquisition of Apple
by the Company.

In addition, because Mr. Knight serves as President of each of the Company,
Apple, ARA and ARMG, he could experience a conflict of interest in enforcing the
terms of the Advisory Agreement, the Property Management Agreements and the
related subcontracts.

CONFLICT REGARDING CONTINUATION OF PROPERTY ACQUISITION/DISPOSITION AGREEMENT

As described above under "-- Acquisition of Assets of Apple Realty Group,
Inc. Not at Arm's-Length" and in "Certain Transactions -- Apple Residential
Income Trust -- Acquisition, Advisory and Property Management Services --
Acquisition Services," the Company has acquired from ARG a Property
Acquisition/Disposition Agreement, which is expected to result in the payment of
fees for services to the Company during the entire period Apple sells its common
shares and invests the net proceeds of such sales in properties. If the Company
acquires Apple (which acquisition the Company intends to evaluate by the end of
1997), the fees under the Property Acquisition/Disposition Agreement would cease
at the time of such acquisition of Apple. Thus, unless Apple completes the sale
of its common shares and the invest-

<PAGE>

ment of the net proceeds from such sales in properties before the Company
considers the acquisition of Apple, the Company could face a conflict in
deciding between acquisition of Apple or receiving fees under the Property
Acquisition/Disposition Agreement.

DEPENDENCE ON KEY PERSONNEL

The Company is dependent on the efforts of its executive officers,
particularly Mr. Knight, Ms. Jones and Mr. Olander. While the Company believes
that it could find replacements for these key personnel, if necessary, the loss
of their services could have an adverse effect on the operations of the Company.
Messrs. Knight and Olander and Ms. Jones have entered into employment agreements
with the Company. See "Management -- Compensation of Officers -- Employment
Agreements."

Under the terms of his employment agreement, Mr. Knight, who is the Company's
Chief Executive Officer, is not required to devote all of his time to the
Company. Mr. Knight also serves as Chairman of the Board and President of Apple.
Accordingly, Mr. Knight could have a conflict of interest in allocating his time
between the Company, Apple and other ventures in which he is or may be involved.

RAPID GROWTH

The Company began operations in 1993, at which time it had no assets. As of
February 28, 1997, the Company had raised approximately $300 million in gross
proceeds through best-efforts public offerings of Common Shares, and had
acquired 42 apartment communities containing an aggregate of 9,613 apartment
units. Although, as described under "The Company," the Company plans to continue
to expand operations through the acquisition of additional properties and, if
appropriate, property portfolios and other REIT's, there can be no assurance
that the Company will continue to grow at the rate experienced during its first
four years of operations.

As part of its rapid growth, the Company has instituted management, leasing
and renovation programs that have had the effect of improving net operating
income at the Properties. There can be no assurance that the Company will be
able to continue to achieve net operating income growth at rates experienced in
the past.

PRIOR PERFORMANCE DIFFICULTIES OF CERTAIN AFFILIATES

Certain private partnerships organized by affiliates of Mr. Knight prior to
1987 have experienced certain operating difficulties. These operating
difficulties led to (i) filings by seven partnerships for reorganization under
Chapter 11 of the United States Bankruptcy Code, some of which filings ended in
the partnership property being conveyed back to the lender, and (ii) certain
other partnerships consenting to negotiated foreclosures on their properties.
Management of the Company believes that these partnerships experienced financial
difficulties due to a combination of factors, including high leverage, changes
in tax laws, a general downturn in economic conditions and the unavailability of
favorable financing.

RISKS ASSOCIATED WITH ACQUISITION, RENOVATION, DEVELOPMENT AND CONSTRUCTION

The Company intends to acquire apartment communities to the extent that they
can be acquired on advantageous terms and meet the Company's investment
criteria. See "The Company -- Growth through Acquisitions, Renovations and
Expansion." Acquisitions of apartment communities entail risks that investments
will fail to perform in accordance with expectations. Estimates of the costs of
improvements to bring an acquired property up to standards established for the
market position intended for that property may prove inaccurate. In addition,
there are general investment risks associated with any new real estate
investment.

The Company intends to continue redevelopment and possibly development of
apartment communities in accordance with the Company's growth policies. See "The
Company -- Growth through Acquisitions, Renovations and Expansion." Risks
associated with the Company's renovation and possible development activities may
include: abandonment of redevelopment or development opportunities; construction
costs of a property exceeding original estimates, possibly making the property
uneconomical; occupancy rates and rents at a newly renovated or completed
property may not be sufficient to make the

<PAGE>

property profitable; financing may not be available on favorable terms for
redevelopment or development of a property; and permanent financing may not be
available on favorable terms to replace a short-term construction loan and
construction and lease-up may not be completed on schedule, resulting in
increased debt service expense and construction costs. In addition, new
renovation or development activities, regardless of whether they are ultimately
successful, typically require a substantial portion of management's time and
attention. Renovation or development activities are also subject to risks
relating to the inability to obtain, or delays in obtaining, all necessary
zoning, land-use, building, occupancy and other required governmental permits
and authorizations.

FINANCING RISKS

Potential Adverse Effects on Cash Flow. The Company generally intends to
purchase properties either on an all-cash basis or using the Unsecured Line of
Credit or other interim borrowings of the type described under "The
Company-Financing Policy." The Company will endeavor to repay any interim
borrowing with proceeds from the sale of Common Shares. However, there can be no
assurance that the Company will be able to sell sufficient Common Shares to
repay interim borrowings it may make from time to time.

For the purpose of flexibility in operations, the Company also has the right,
subject to the approval of the board of directors, to borrow on other than an
interim basis. One purpose of borrowing could be to permit the Company's
acquisition of additional properties through the "leveraging" of shareholders'
equity contributions. Alternatively, the Company might find it necessary to
borrow to permit the payment of operating deficits at properties already owned.
There can be no assurance that the Company would be able to borrow on favorable
terms, if at all, if borrowing became necessary or desirable.

Rising Interest Rates. The Company's Unsecured Line of Credit bears interest
at a variable rate equal to one-month London interbank offered rate ("LIBOR")
plus 160 basis points (approximately 7.04% per annum as of March 31, 1997). In
addition, the Company may incur additional indebtedness in the future that also
bears interest at variable rates of interest. Variable rate debt creates higher
debt service requirements if market interest rates increase, which would
adversely affect the Company's cash flow and the amounts available for
distribution to its shareholders.

Risks of Default. The Company might obtain financing with
"due-on-encumbrance" or "due-on-sale" clauses in which future refinancing or
sale of properties could cause the maturity dates of the mortgages to be
accelerated and the financing to become due immediately. Thus, the Company could
be required to sell its properties on an all-cash basis or the purchaser might
be required to obtain new financing in connection with the sale. The Company
might obtain mortgages that involve balloon payments. Such mortgages involve
greater risks than mortgages with principal amounts amortized over the term of
the loan since the ability of the Company to repay the outstanding principal
amount at maturity may depend on the Company's ability to obtain adequate
refinancing or to sell the property, which will in turn depend on economic
conditions in general and the value of the underlying properties in particular.
There can be no assurance that the Company would be able to refinance or repay
any such mortgages at maturity. Further, a significant decline in the value of
the underlying property could result in a loss of the property by the Company
through foreclosure.

LACK OF GEOGRAPHIC DIVERSIFICATION

All of the Company's Properties are located in Virginia, North Carolina,
South Carolina, and Georgia. The operations of the Properties and therefore the
profitability of the Company may be adversely impacted by adverse economic
developments in this region. The concentration of Properties in a limited number
of states and in a limited number of markets within those states may expose the
Company to risks of adverse economic developments which are greater than the
risks if the Company owned properties in more states and markets. The Company's
revenues and the value of its Properties may be affected by a number of factors,
including the local economic climate (which may be adversely impacted by
business layoffs, downsizing or industry slowdowns), changing demographics and
other factors. There can be no assurance as to the continued growth of the
Virginia, North Carolina, South Carolina or Georgia economies or the future
growth rate of the Company.

<PAGE>

LIMITS ON CHANGES IN CONTROL RESULTING FROM OWNERSHIP LIMITATION, STAGGERED
BOARD AND VIRGINIA LAW

Potential Effect of Ownership Limitation. The Company's Bylaws prohibit
direct or indirect ownership of more than 9.8% of the Company's outstanding
Common Shares by one investor. That restriction is designed to ensure that the
Company does not violate certain share accumulation restrictions imposed by the
Code on REITs. The provisions restricting concentrations of Common Share
ownership also may have the effect of deterring the acquisition of, or a change
of control in, the Company.

Potential Effect of Staggered Board. In addition to the foregoing, the board
of directors of the Company has three classes of directors, and only one class
is elected each year for a three-year term. Staggered terms for directors may
affect the shareholders' ability to change control of the Company even if a
change of control were in the shareholders' interests.

Potential Effect of Virginia Law. The Virginia Stock Corporation Act ("VSCA")
contains provisions governing "Affiliated Transactions" designed to deter
uninvited takeovers of Virginia corporations. These provisions, with several
exceptions discussed below, generally require approval of material acquisition
transactions between a Virginia corporation and any holder of more than 10% of
any class of its outstanding voting shares (an "Interested Shareholder") by the
holders of at least two-thirds of the remaining voting shares. For three years
following the time that a person becomes an Interested Shareholder, a Virginia
corporation cannot engage in an Affiliated Transaction with such Interested
Shareholder without approval of two-thirds of the voting shares other than those
shares beneficially owned by the Interested Shareholder, and approval of a
majority of the corporation's "Disinterested Directors." After expiration of the
three-year period, the statute requires approval of Affiliated Transactions by
two-thirds of the voting shares other than those beneficially owned by the
Interested Shareholder absent an exception. The principal exceptions to the
special voting requirements apply to transactions proposed after the three-year
period has expired and require either that the transaction be approved by a
majority of the corporation's Disinterested Directors or that the transaction
satisfy the fair-price requirements of the law. The VSCA also provides that
shares acquired in a transaction that would cause the acquiring person's voting
strength to cross any of three thresholds (20%, 33% or 50%) have no voting
rights unless granted by a majority vote of shares not owned by the acquiring
person or any officer or employee-director of the Company. An acquiring person
may require the Company to hold a special meeting of shareholders to consider
the matter within 50 days of its receipt of the request by such acquiring person
to hold such meeting. The provisions of the VSCA described above may discourage
a third party from making an acquisition proposal for the Company and may
inhibit a change in control under circumstances that could otherwise give the
holders of the Company's Common Shares the opportunity to realize a premium over
then prevailing market prices.

RISKS OF CONCENTRATION IN APARTMENTS

The Company's concentration on equity real estate investments in apartment
properties will tend to limit the ability of the Company to vary its portfolio
promptly in response to changing economic, financial and other investment
conditions. If the Company does not operate profitably and exhausts its
reserves, it might be required to borrow funds or liquidate some of its
investments to pay fixed expenses of the Company which are not reduced by events
which reduce income.

RISKS ASSOCIATED WITH ILLIQUIDITY OF REAL ESTATE

Equity real estate investments are relatively illiquid. Such illiquidity will
tend to limit the ability of the Company to vary its portfolio promptly in
response to changes in economic, financial and other investment conditions. In
addition, the Code limits the ability of a REIT to sell properties held for
fewer than four years, which may affect the Company's ability to sell properties
without adversely affecting returns to its shareholders.

COMPETITION FOR PROPERTIES

The results of operations of the Company will depend upon the availability of
suitable opportunities for investment of its funds, which in turn depends to a
large extent on the type of investment involved, the condition of the financial
markets, the nature and geographical location of the properties to be acquired,
and

<PAGE>

other factors, none of which can be predicted with certainty. The Company will
be competing for acceptable investments with other financial institutions,
including insurance companies, pension funds and other institutions, real estate
investment trusts, and limited partnerships that have investment objectives
similar to those of the Company. Many of these competitors have greater
resources and more experience than the Company.

ADVERSE EFFECT OF INCREASE IN MARKET INTEREST RATES ON PRICE OF SHARES

An increase in market interest rates may lead prospective purchasers of the
Common Shares to demand a higher annual yield from future dividends on the
Common Shares. Such an increase in the required dividend yield may adversely
affect the market price of the Common Shares.

RISK OF INSUFFICIENT CASH AVAILABLE FOR DISTRIBUTION

If the Company were to incur significant unanticipated cash expenditures, the
amount of cash available for distribution to its shareholders would decrease.
Furthermore, there can be no assurance that the Company will continue to acquire
properties that will generate sufficient cash from operations to enable the
Company to maintain distributions at the current rate. See the other risk
factors in this section for a discussion of factors which could result in
unanticipated cash expenditures, or which could otherwise affect the Company's
ability to make cash distributions to shareholders. There can be no assurance
that the Company will maintain any specific level of distributions to
shareholders.

UNCERTAINTY REGARDING REVENUES AND EXPENSES

The Company's success depends upon maximizing revenues (primarily rent
payments) while minimizing Company and property operating expenses, which in
turn will be affected by property selection, property and Company management,
property location and local and general economic conditions. The Company's
investment in residential apartment communities involves many potential risks
bearing on potential revenues and expenses, including high vacancy rates,
competition for tenants, expenses (including those related to taxes, insurance
and property maintenance) exceeding income (which could necessitate borrowing to
fund deficits), on-site environmental problems, and possible uninsured losses.
Although the Company will seek to minimize the effect of factors such as these,
some of these factors are beyond the control of the Company. There can be no
assurance that the Company's Properties will operate profitably, appreciate in
value or generate cash for distribution.

RISKS ASSOCIATED WITH EXPENSES OF APPLE

As described in "The Company -- Apple Residential Income Trust," the Company
will provide certain advisory services to Apple under a contract that requires
the Company to bear certain of Apple's operating expenses and organization and
offering expenses if they exceed certain limits. It is possible that the Company
could be required to fund such expenses and that the Company's liability
therefor could exceed the fees it receives under the contract.

FEDERAL INCOME TAX RISKS

The Company has conducted and intends to continue to conduct its operations
in a manner that will permit it to qualify as a REIT for federal income tax
purposes. The Company elected to be treated as a REIT under Sections 856 through
860 of the Code, beginning with its taxable year ended December 31, 1993. The
Company has not requested, and does not expect to request, a ruling from the
Service that it has and will continue to qualify as a REIT. However, it will
receive at the closing of the Offering an opinion of its counsel, McGuire,
Woods, Battle & Boothe, L.L.P. that, based upon certain representations made by
the Company and assumptions described in "Federal Income Tax Considerations," it
does so qualify. Investors should be aware that opinions of counsel are not
binding upon the Service. Furthermore, both the validity of the opinion and the
continued qualification of the Company as a REIT will depend on its continuing
ability to meet various requirements concerning, among other things, the
ownership of its Common Shares, the nature of its assets, the sources of its
income and the amount of its distributions to

<PAGE>

shareholders. Failure to meet any of such requirements with respect to a
particular taxable year could result in the revocation of the Company's election
to be a REIT, effective for the year of such failure and the four succeeding
taxable years.

In any year for which the Company failed to qualify as a REIT, it generally
would be subject to federal income taxation in the same manner as a regular
corporation. In such event, the Company would not be allowed a deduction for
earnings distributed to the shareholders, thereby subjecting income (including
gains from sales of Properties) to taxation at both the Company and shareholder
levels. The resulting tax liability of the Company would reduce substantially
the amount of Company cash available for distribution to the shareholders.
Future distributions by the Company will be at the discretion of the board of
directors and will depend on the actual funds from operations of the Company,
its financial condition, capital requirements, the annual distribution
requirements under the REIT provisions of the Code (see "Federal Income Tax
Considerations -- Requirements for Qualification as a REIT"), and such other
factors as the board of directors deems relevant. Although the Company would be
eligible to re-elect REIT status after five years, the burden of double taxation
might cause the Company to liquidate before that time. See "Federal Income Tax
Considerations -- Federal Income Taxation of the Company" and "-- Requirements
for Qualification as a REIT."

The absence of Treasury Regulations and other administrative interpretations
with respect to many provisions of the Code, combined with the highly technical
and complex nature of the rules governing REITs, gives rise to uncertainty
concerning various tax aspects of REITs generally and the tax consequences of an
investment in the Company in particular. Furthermore, the Company cannot predict
whether or what legislative, administrative, or judicial changes or developments
may take place in the future, any of which might impact the Company adversely,
and perhaps retroactively. Potential investors should consult their tax advisors
concerning the potential impact of any such changes or developments upon their
particular situations.

REIT MINIMUM DISTRIBUTION REQUIREMENTS

In order to qualify as a REIT, the Company generally is required each year to
distribute to its shareholders at least 95% of its net taxable income (excluding
any net capital gain). In addition, the Company is subject to a 4% nondeductible
excise tax on the amount, if any, by which certain distributions paid by it with
respect to any calendar year are less than the sum of (i) 85% of its ordinary
income for that year, (ii) 95% of its capital gain net income for that year, and
(iii) 100% of its undistributed taxable income from prior years. See "Federal
Income Tax Considerations -- Requirements for Qualification as a REIT."

The Company has made, and intends to continue to make, distributions to its
shareholders to comply with the 95% distribution requirement and to avoid the
nondeductible excise tax. The requirement to distribute a substantial portion of
the Company's net taxable income could cause the Company to distribute amounts
that would otherwise be spent on future acquisitions, unanticipated capital
expenditures or repayment of debt, which could require the Company to borrow
funds or sell assets to fund the costs of such items.

POSSIBLE ENVIRONMENTAL LIABILITIES

Under various federal, state, and local environmental laws, ordinances and
regulations, a current or previous owner or operator of real property may be
liable for the costs of removal or remediation of hazardous or toxic substances
on, under or in such property. Such laws often impose liability whether or not
the owner or operator knew of, or was responsible for, the presence of such
hazardous or toxic substances. In addition, the presence of hazardous or toxic
substances, or the failure to remediate such property properly, may adversely
affect the owner's ability to borrow using such real property as collateral.
Persons who arrange for the disposal or treatment of hazardous or toxic
substances may also be liable for the cost of removal or remediation of
hazardous substances at the disposal or treatment facility, whether or not such
facility is or ever was owned or operated by such person. Certain environmental
laws and common law principles could be used to impose liability for release of
and exposure to hazardous substances, including asbestos-containing materials
("ACMs") into the air, and third parties may seek recovery from owners or
operators of real properties for personal injury or property damage associated
with exposure to released hazardous substances, including ACMs. As the owner of
the Properties, the Company may be potentially liable for any such costs.
Operating costs and the value of the Properties may be affected by the
obligation to pay for the cost of complying with existing environmental laws,
ordinances

<PAGE>

and regulations, as well as the cost of future legislation. Phase I
environmental site assessments ("ESAs") have been obtained on all of the
Properties. The purpose of Phase I ESAs is to identify potential sources of
contamination for which the Company may be responsible and to assess the status
of environmental regulatory compliance. The ESAs have not revealed any
environmental condition, liability or compliance concern that the Company
believes would have a material adverse affect on the Company's business, assets
or results of operations, nor is the Company aware of any such condition,
liability or concern. However, it is possible that the ESAs relating to any one
of the Properties do not reveal all environmental conditions, liabilities or
compliance concerns or that there are material environmental conditions,
liabilities or compliance concerns that arose at a property after the related
ESA report was completed of which the Company is otherwise unaware.

UNINSURED LOSS

The Company currently carries comprehensive liability, fire, flood (where
appropriate), workers' compensation extended coverage and rental loss insurance
with respect to its properties with policy specifications, limits and
deductibles customarily carried for similar properties. There are, however,
certain types of losses (such as from wars, hurricanes or earthquakes) that may
be either uninsurable or not economically insurable. Should an uninsured loss or
a loss in excess of insured limits occur, the Company could lose both its
capital invested in a property, as well as the anticipated future revenue from
such property. Any such loss would adversely affect the business of the Company
and its financial condition and results of operations.

POSSIBLE CHANGES IN CERTAIN POLICIES MAY NOT SERVE THE INTERESTS OF CERTAIN
SHAREHOLDERS

Subject to limited restrictions in the Company's Bylaws, the Articles of
Incorporation and applicable law, the board of directors has significant
discretion to modify the investment objectives and policies of the Company. The
exercise of such discretion could result in the Company adopting new certain
objectives and policies which differ materially from those described in this
Prospectus.

RESPONSIBILITIES OF DIRECTORS AND OFFICERS -- POSSIBLE INADEQUACY OF REMEDIES;
DIRECTORS AND OFFICERS BENEFIT FROM EXCULPATION AND INDEMNIFICATION PROVISIONS

The directors and officers of the Company are accountable to the Company and
its shareholders as fiduciaries and consequently must exercise good faith and
integrity in handling the Company's affairs. Virginia corporation law and the
Articles of Incorporation of the Company exculpate each director and officer in
certain actions by or in the right of the Company from liability unless the
director or officer has engaged in willful misconduct or a knowing violation of
the criminal law or of any federal or state securities laws. The Articles of
Incorporation also provide that the Company shall indemnify a present or former
director or officer against expense or liability in an action if the directors
(other than the indemnified party) determine in good faith that the person to be
indemnified was acting in good faith within what he reasonably believed to be
the scope of his authority and for a purpose which he reasonably believed to be
in the best interests of the Company or its shareholders and that such liability
was not the result of misconduct, bad faith, negligence, reckless disregard of
duties or violation of the criminal law on the part of the person to be
indemnified. As a result of the exculpation and indemnification provisions of
the Company's Articles of Incorporation, a shareholder may have a more limited
right of action than such shareholder would otherwise have had in the absence of
such provisions.

The exculpation and indemnification provisions in the Articles of
Incorporation have been adopted to help induce the beneficiaries of such
provisions to agree to serve on behalf of the Company by providing a degree of
protection from liability for alleged mistakes in making decisions and taking
actions. Such exculpation and indemnification provisions have been adopted, in
part, in response to a perceived increase generally in shareholders' litigation
alleging director and officer misconduct.

EFFECT OF AMERICANS WITH DISABILITIES ACT COMPLIANCE ON CASH FLOW AND
DISTRIBUTIONS

Under the Americans with Disabilities Act of 1990 (the "ADA"), all public
accommodations and commercial facilities are required to meet certain federal
requirements related to access and use by disabled persons. Compliance with the
ADA requirements could require removal of access barriers and non-

<PAGE>

compliance could result in imposition of fines by the U.S. government or an
award of damages to private litigants. Although the Company believes that the
Properties are substantially in compliance with these requirements, a
determination that the Company is not in compliance with the ADA could result in
the imposition of fines or an award of damages to private litigants. If the
Company were required to make unanticipated expenditures to comply with the ADA,
the Company's cash flow and the amounts available for distributions to its
shareholders may be adversely affected.

<PAGE>

THE COMPANY

Cornerstone Realty Income Trust, Inc., a self-administered and self-managed
equity REIT headquartered in Richmond, Virginia, is a fully integrated real
estate organization with expertise in the management, acquisition and renovation
of apartment communities. The Company focuses on the ownership of apartment
communities located in growing markets in Virginia, North Carolina, South
Carolina and Georgia. On February 28, 1997, the Company owned the 42 Properties
comprising 9,613 apartment units with an aggregate economic occupancy of 91% and
an average monthly rent of $556 per unit as compared to February 28, 1996, when
the Company owned 20 Properties comprising 4,565 apartment units with an
aggregate economic occupancy of 88% and an average monthly rent of $510 per
unit. The Company's strategy is to own apartment communities that cater to
tenants with incomes equal to 90% to 115% of the average local household income.

The Company maintains an intense focus on the operations of its Properties to
generate consistent, sustained growth in net operating income, which it believes
is the key to growing funds from operations per Common Share. Net operating
income growth is evidenced by the 1996 operating performance of the Initial
Properties. For the year ended December 31, 1996 as compared to the year ended
December 31, 1995, the Initial Properties achieved 8.8% growth in net operating
income. See "Management's Discussion and Analysis of Financial Condition and
Results of Operations -- Comparison of the Years Ended December 13, 1996 and
December 31, 1995 -- Comparable Property Results."

The Company's objective is to increase distributable cash flow and Common
Share value by:

o Increasing rental rates, maintaining high economic occupancy rates,
and controlling costs at the Properties

GROWTH THROUGH MANAGEMENT AND LEASING

The Company plans to grow net operating income through active property
management, which includes keeping rental rates at or above market levels,
maintaining high economic occupancy through tenant retention, creating a
property identity and effectively marketing each property, and controlling
operating expenses at the property level. The Company's commitment to growth is
evidenced by the 22% increase in net operating income at the 19 Properties
acquired before January 1, 1996 for the one-year periods ending on the
respective dates of acquisition compared to the one-year period ending December
31, 1996.

<PAGE>

Management believes that tenant retention is critical to generating net
operating income growth. Tenant retention maintains or increases economic
occupancy and minimizes the costs associated with preparing apartments for new
occupants. The Company employs one person at each Property who has a primary
focus on tenant retention. The tenant retention specialist's objective is to
make tenants feel at home in the community through personal attention, which
includes organizing social functions and activities as well as responding
promptly to any tenant problems that may arise in conjunction with the apartment
or community. The Company's philosophy is to market its Properties continually
to existing tenants in order to achieve a low turnover rate. The Company
believes that the turnover rate of its Properties is below the average turnover
rate for comparable apartment communities.

GROWTH THROUGH ACQUISITIONS, RENOVATIONS AND EXPANSION

The Company also plans to generate growth in net operating income through
acquistions by: (i) acquiring under-performing assets at less than replacement
cost; (ii) correcting operational problems; (iii) making selected renovations;
(iv) increasing economic occupancy; (v) raising rental rates; (vi) implementing
cost controls; and (vii) providing enhanced property and centralized management.
In markets that it targets for acquisition opportunities, the Company attempts
to gain a significant local presence in order to achieve operating efficiencies.
In analyzing acquisition opportunities, the Company considers acquisitions of
property portfolios as well as individual properties.

The Company has demonstrated an ability to grow through acquisitions. The
Company's first two Properties were acquired in June of 1993. Since that time,
the Company has acquired 42 additional Properties. Twenty-one of the Properties
were acquired in 1996.

The Company analyzes specific criteria in connection with a proposed
acquisition. These criteria include: (i) the market in which a property is
located and whether it has a diversified economy, stable employment base and
increasing average household income; (ii) the property's current and projected
cash flow and the ability to increase net operating income; (iii) the condition
and design of the property and

<PAGE>

whether the property can benefit from renovations; (iv) historical and projected
occupancy rates; (v) geographic location in light of the Company's
diversification objectives; and (vi) the purchase price of the property as its
relates to the cost of new construction.

An example of the Company's acquisition strategy is the Chase Mooring
Apartments, a 224-unit apartment community located in Wilmington, North
Carolina. This community was purchased in August 1994 for $3,594,000, or $16,045
per apartment unit. Although the community is well located, the Property lacked
curb appeal, did not have a clubhouse, and had been managed and maintained on a
marginal basis by the original owner. After acquiring the Property, the Company
spent approximately $1.2 million, or $5,414 per unit, on various renovations,
including the addition of a clubhouse and rental center that has become the
focus of the Property's community activity. At acquisition, the average monthly
rent at the Property was $382 per apartment unit. As of December 1996, the
average monthly rent at the property was $513 per unit, representing an average
annual increase of 14.2%. See "Risk Factors -- Rapid Growth."

The Company has also made, and may in the future make, acquisitions of
established apartment communities involved in foreclosure proceedings. In this
situation, the Company seeks properties that have below market-rate leases,
correctable vacancy problems or inefficient property management. The Company
also may make acquisitions of properties from over-leveraged owners of
properties, governmental regulatory authorities, lending institutions that have
taken control of such properties, mortgagees-in-possession and, possibly,
through bankruptcy reorganization proceedings.

If sufficient tenant demand exists and suitable land is available, the
Company may construct Expansion Units on land adjacent to certain Properties.
The Company believes that its successful experience with large-scale property
renovation will also permit strategic and cost-effective property expansion. It
is the Company's policy to acquire Expansion Units on a "turn-key" basis from a
third party contractor, thereby minimizing the risks normally associated with
development and lease-up.

Currently, the Company has planned expansion projects for two existing
Properties: Glen Eagles and The Meadows. Glen Eagles is a 166-unit apartment
community located in Winston-Salem, North Carolina. The land adjacent to the
community will accommodate approximately 220 Expansion Units which can be served
by existing amenities. At The Meadows, a 176-unit community in Asheville, North
Carolina there is additional land for approximately 250 Expansion Units. The
Company has acquired these parcels and transferred them to a developer for
construction and lease-up of the Expansion Units with the agreement that the
developer will transfer the completed Expansion Units back to the Company. The
Company does not have interests in any land adjacent to any other Properties it
now owns, but may acquire land or options to acquire land of this type adjacent
to other properties it may acquire in the future.

<PAGE>

RECENT DEVELOPMENTS

In March 1997, the Company purchased the Paces Arbor Apartments, a 101-unit
apartment complex, and the Paces Forest Apartments, a 117-unit apartment
complex, both located near Raleigh, North Carolina. Both properties were built
in 1986, and the combined purchase price was $12,061,700, which the Company
borrowed under the Unsecured Line of Credit. The average unit size for Paces
Harbor and Paces Forest is 899 square feet and 883 square feet, respectively.
The average rent per month and economic occupancy for March 1997 were $678 and
96% for Paces Arbor and $704 and 94% for Paces Forest.

APPLE RESIDENTIAL INCOME TRUST

In August 1996, Mr. Knight organized Apple for the purpose of acquiring
apartment communities in Texas. Apple plans to elect to be taxed as a REIT for
its taxable year ended December 31, 1996. Mr. Knight is Apple's Chairman and
Chief Executive Officer. Mr. Knight formed Apple as a separate corporation in an
attempt to insulate the Company from the risks associated with a start-up
company. The Company will participate in Apple's growth through its direct or
indirect receipt of acquisition, disposition, management and advisory fees,
ownership of Apple common shares and possible future acquisition of Apple. As of
February 28, 1997, Apple had raised gross proceeds of approximately $39.6
million in gross proceeds in an ongoing best-efforts equity offering and had
acquired four properties in the Dallas, Texas area.

The Company has a continuing right to own up to 9.8% of the common shares of
Apple. The purchase price under the option equals the public offering price for
the common shares of Apple (currently $10.00 per common share) less the related
selling commissions (currently $1.00 per common share). The Company has
committed to purchase at or before the closing of the Offering sufficient common
shares of Apple so that it will own approximately 9.5% of the total common
shares of Apple outstanding as of March 1, 1997. Thereafter, the Company
intends, if the board of directors of the Company determines it is in the best
interest of the Company and its shareholders, to purchase additional common
shares of Apple at the end of each calendar quarter so as to maintain its
ownership of approximately 9.5% of the outstanding common shares of Apple.

The Company also has a right of first refusal to purchase the properties and
business of Apple. In addition, by the end of 1997, the Company will evaluate
the acquisition of Apple and, if the board of directors of the Company
determines it is in the best interests of the Company and its shareholders,
offer to acquire Apple or its assets. Any decision to combine the Company and
Apple can be made only by the respective boards of directors, and depending on
the structure of the transaction, the respective shareholders, of the two
companies. It is the current intent of Mr. Knight and the board of directors of
the Company to seek to acquire Apple and expand the geographic diversity and
size of the Company's portfolio of properties if the board of directors of the
Company determines that such an acquisition is in the best interests of the
Company.

The Company will provide advisory, property management and brokerage services
to Apple in exchange for fees and expense reimbursements under a contract with
Apple and subcontracts with Apple Residential Advisors, Inc. ("ARA") and Apple
Residential Management Group, Inc. ("ARMG"), the companies that originally
contracted with Apple for such services. The Company also owns all of the
nonvoting preferred shares of ARA and ARMG, which entitle it to 95% of the
economic benefits of such corporations.

FINANCING POLICY

The Company's objective is to seek capital as needed at the lowest possible
cost. In addition to obtaining capital from future sales of Common Shares, the
Company may obtain lines of credit or other unsecured borrowings. The Company is
also not precluded from engaging in secured borrowings, although its current
policy is to hold its Properties on an unmortgaged basis, and as of the date of
this Prospectus, it has no secured debt. The Company may also seek eventually to
issue investment-grade debt, although there is no assurance that this will
occur.

On February 14, 1997, the Company obtained the $100 million Unsecured Line of
Credit from a consortium of three banks headed by First Union National Bank of
Virginia. The Unsecured Line of Credit was used to repay the outstanding balance
on an $85 million unsecured line of credit previously obtained from First Union
National Bank of Virginia. The Unsecured Line of Credit may be used only for
property acquisitions.

<PAGE>

The Unsecured Line of Credit bears interest equal to one-month LIBOR plus
1.60% (subject to certain other possible adjustments). The interest rate is
adjusted monthly. In addition, the Company is obligated to pay the lenders a
quarterly commitment fee equal to 0.25% per annum of the unused portion of the
loan commitment. The entire balance of the Unsecured Line of Credit is due on
March 31, 1998. On March 31, 1997, the interest rate on the Unsecured Line of
Credit was 7.04%, and the outstanding balance was approximately $87.4 million.

The Company has also obtained from First Union National Bank of Virginia a
$7.5 million unsecured line of credit for general corporate purposes. This line
of credit also bears interest at LIBOR plus 1.60%, adjusted monthly, and is due
on March 31, 1998. On March 31, 1997, the outstanding balance on this loan was
approximately $400,000. The Company intends to use approximately $3.8 million of
proceeds borrowed under this line of credit to purchase common shares of Apple
prior to or contemporaneous with the closing of the Offering.

In connection with the acquisition of the Trolley Square East Apartments in
1996, the Company issued the seller a $5.5 million unsecured promissory note,
which bears interest at an effective rate of 6.65% per annum and is due on June
1, 1999. This promissory note will remain outstanding after the completion of
the Offering.

The Company intends to maintain a debt policy (the "Debt Limitation")
limiting the Company's total combined indebtedness plus its pro rata share of
indebtedness of any unconsolidated investments ("Joint Venture Debt") to 40% of
the Company's total equity market capitalization plus its combined indebtedness
(including its pro rata share of Joint Venture Debt) ("Total Market
Capitalization"). At the closing of the Offering, the Company will have
outstanding indebtedness of approximately $54.0 million or approximately 13.2%
of Total Market Capitalization.

COMPANY HISTORY

The Company was formed in 1993 to continue and expand the apartment community
acquisition, renovation and management strategies of Glade M. Knight, the
Company's Chairman and President. From January 1993 through October 1996, the
Company raised approximately $300 million in equity through a series of
best-efforts public offerings of its Common Shares. A total of 1,312,794 Common
Shares was sold at $10.00 per Common Share in 1993 and the remaining amount was
sold thereafter at $11.00 per Common Share. The last in the series of
best-efforts offerings was completed on October 21, 1996 and raised
approximately $50 million (4,545,455 Common Shares at $11.00 per Common Share).
From time to time, the Company has also utilized short-term unsecured borrowings
to fund property acquisitions.

During his career, Mr. Knight has been involved in the ownership and
management of over 20,000 apartment units, mainly located in the mid-Atlantic
region of the United States. See "Risk Factors -- Prior Performance Difficulties
of Certain Affiliates." Senior management of the Company, which consists of Mr.
Knight, Debra A. Jones, Chief Operating Officer, and Stanley J. Olander, Jr.,
Chief Financial Officer, has worked together, in the same business as the
Company, for more than 16 years. Management believes that its long-term
operating experience is invaluable in enabling the Company to operate its
Properties efficiently and to identify and act upon acquisition opportunities.

Glade M. Knight, the Company's Chairman and Chief Executive Officer,
currently owns approximately 4% of the outstanding Common Shares. The combined
Common Share current ownership of senior management is approximately 5% of the
outstanding Common Shares.

The Company's executive offices are located at 306 East Main Street,
Richmond, Virginia 23219 and its telephone number is (804) 643-1761.

<PAGE>
PROPERTIES

PROPERTY DESCRIPTIONS AND CHARACTERISTICS

As of February 28, 1997, the Company owned 42 apartment communities
comprising 9,613 apartment units. The Properties are located in North Carolina
(22 communities), Virginia (12 communities), South Carolina (six communities)
and Georgia (two communities).

The following table sets forth the Company's Properties in each of its 15
metropolitan markets as of February 28, 1997:

<TABLE>
<CAPTION>
PERCENT OF
NUMBER OF TOTAL
NUMBER OF APARTMENT CARRYING COST PORTFOLIO
COMMUNITIES UNITS AT 2-28-97 CARRYING COST
------------- --------------- --------------- ----------------
<S> <C> <C> <C> <C>
Georgia ..................
- -------
Augusta.................. 2 621 $ 16,630,320 5%

North Carolina ...........
- ---------------
Asheville................ 1 176 6,952,362 2
Charlotte................ 8 1,873 75,866,357 21
Greenville............... 1 171 5,994,281 2
Raleigh/Durham........... 6 1,390 64,325,186 18
Wilmington............... 3 592 16,446,131 5
Winston Salem/Greensboro. 3 685 26,602,420 8

South Carolina ...........
- --------------
Charleston............... 1 352 11,014,351 3
Columbia................. 2 419 16,357,294 5
Greenville............... 3 813 19,770,026 6

Virginia .................
- --------
Charlottesville.......... 1 185 5,278,053 1
Fredericksburg........... 1 258 11,315,775 3
Lynchburg................ 1 180 5,156,673 1
Richmond................. 4 829 35,885,593 10
Virginia Beach........... 5 1,069 36,414,536 10

Total..................... 42 9,613 $354,009,358 100%

</TABLE>
Typically, the Company acquires apartment communities that have between 150
and 400 units. The Properties have an average of 229 units. The average unit
size is approximately 857 square feet. The unit mix of each property acquisition
candidate is evaluated relative to the Company's assessment of the needs of the
local tenant market. The Properties have an average acquisition cost of $32,692
per unit (approximately $38 per square foot) and average monthly rent of $556
per unit.

Typically, the Company's apartment communities consist of multiple two-and
three-story garden-style buildings on a site. In addition, the Company also owns
three high-rise apartment buildings. The Properties generally feature mature
landscaping, paved parking areas and walkways, and various amenities. The
amenities for a typical Property include an outdoor swimming pool, tennis
courts, a clubhouse, an exercise facility, laundry rooms and a play area. The
Company looks for properties that are in close proximity to employment centers,
shopping areas and entertainment. Most of the Properties were built in the
1970's and 1980's.

The Properties generally consist of wood-frame structures on concrete slabs
with pitched roofs covered with asphalt or composition shingles. Interiors are
generally unfurnished, except for modern kitchen appliances. All kitchens have a
refrigerator, stove and garbage disposal. Most also have a dishwasher. Some
Properties include individual washers and dryers or washer/dryer connections.
Units are generally individually metered for electric and gas service and have
individually-controlled heating and air-conditioning systems. The Properties
consist of approximately 42% one-bedroom units, 49% two-bedroom units, 8%
three-bedroom units, and 1% units of other types.

The Company acquires and operates apartment communities that cater to tenants
who have incomes equal to 90% to 115% of the average local household income. The
Company believes that residents in this category are value-driven, but also look
for certain amenities, such as swimming pools, clubhouses, exercise facilities
and tennis courts. Tenants include young professionals, manager-level white
collar workers, medical personnel, members of the military, young families and
single parents. Generally, the residents at a Property are employed by a mix of
employers.

The Company believes that tenant demand for the Properties is primarily
dependent on the general condition of each market's economy and employment
climate, as well as the rate of household formation and the number of available
apartment units in that market. In evaluating a prospective property and its
market, the Company intensively studies and analyzes the area's economic,
demographic and employment conditions and expected future trends. The Company
also analyzes the expected growth in population and number of households in
relation to existing and planned competing apartment communities.

<PAGE>
The following table sets forth specific information regarding the Properties:

<TABLE>
<CAPTION>
CARRYING AVERAGE
INITIAL CARRYING NUMBER COST PER UNIT SIZE
YEAR DATE OF ACQUISITION COST AT OF UNIT AT (SQUARE
PROPERTY LOCATION COMPLETED ACQUISITION COST 2-28-97 (1) UNITS 2-28-97 FEET)
-------- -------- --------- ----------- ----------- ----------- ----- ------- -----
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Georgia
- -------
Savannah West........... Augusta 1976 July 1996 $ 9,843,620 $11,059,252 456 $24,253 877
West Eagle Greens....... Augusta 1974 March 1996 4,020,000 5,571,068 165 33,764 796

North Carolina
- ------------
The Meadows............. Asheville 1974 January 1996 6,200,000 6,952,362 176 39,502 1,068
Highland Hills(3)....... Carrboro 1987 September 1996 12,100,000 12,826,027 264 48,583 1,000
Beacon Hill............. Charlotte 1985 May 1996 13,579,203 14,173,343 349 40,611 734
Bridgetown Bay.......... Charlotte 1986 April 1996 5,025,000 5,526,261 120 46,052 867
Hanover Landing......... Charlotte 1972 August 1995 5,725,000 7,032,279 192 36,626 832
Heatherwood............. Charlotte 1980 September 1996 10,205,457 10,379,553 272 38,160 699
Meadow Creek............ Charlotte 1984 May 1996 11,100,000 11,770,234 250 47,081 860
Paces Glen.............. Charlotte 1986 July 1996 7,425,000 7,730,487 172 44,945 907
Sailboat Bay............ Charlotte 1973 November 1995 9,100,000 12,727,982 358 35,553 906
Summerwalk.............. Concord 1983 May 1996 5,660,000 6,526,218 160 40,789 963
Deerfield............... Durham 1985 November 1996 10,675,000 10,776,378 204 52,825 888
The Landing............. Durham 1984 May 1996 8,345,000 9,318,561 200 46,593 960
Parkside at Woodlake.... Durham 1996 September 1996 14,663,886 14,698,093 266 55,256 865
Wind Lake............... Greensboro 1985 April 1995 8,760,000 9,599,748 299 32,106 727
Signature Place......... Greenville 1981 August 1996 5,462,948 5,994,281 171 35,054 1,037
The Hollows............. Raleigh 1974 June 1993 4,200,000 5,454,234 176 30,990 903
The Trestles............ Raleigh 1987 December 1994 10,350,000 11,251,893 280 40,185 776
Chase Mooring........... Wilmington 1968 August 1994 3,594,000 4,999,181 224 22,318 867
Osprey Landing.......... Wilmington 1973 November 1995 4,375,000 6,152,147 176 34,955 981
Wimbledon Chase......... Wilmington 1976 February 1994 3,300,000 5,294,803 192 27,577 818
Glen Eagles............. Winston Salem 1986 October 1995 7,300,000 7,853,256 166 47,309 952
Mill Creek.............. Winston Salem 1984 September 1995 8,550,000 9,149,416 220 41,588 897
</TABLE>

FEBRUARY STATISTICS
----------------------------------
AVERAGE ECONOMIC
RENT PER MONTH OCCUPANCY
-------------- ---------------
1996(2) 1997 1996(2) 1997
------- ---- ------- ----
Georgia
- -------
Savannah West........... -- $456 -- 88%
West Eagle Greens....... -- 451 -- 83%

North Carolina
- ------------
The Meadows............. $558 585 90% 94%
Highland Hills(3)....... -- 692 -- 99%
Beacon Hill............. -- 555 -- 96%
Bridgetown Bay.......... -- 589 -- 92%
Hanover Landing......... 472 504 91% 93%
Heatherwood............. -- 546 -- 88%
Meadow Creek............ -- 596 -- 89%
Paces Glen.............. -- 616 -- 86%
Sailboat Bay............ 508 539 82% 83%
Summerwalk.............. -- 532 -- 92%
Deerfield............... -- 739 -- 90%
The Landing............. -- 582 -- 98%
Parkside at Woodlake.... -- 709 -- 88%
Wind Lake............... 494 506 84% 84%
Signature Place......... -- 492 -- 92%
The Hollows............. 559 608 99% 88%
The Trestles............ 545 570 95% 92%
Chase Mooring........... 484 517 73% 88%
Osprey Landing.......... 458 540 85% 95%
Wimbledon Chase......... 48 539 89% 97%
Glen Eagles............. 604 631 92% 91%
Mill Creek.............. 526 560 88% 84%

25
<PAGE>
<TABLE>
<CAPTION>
CARRYING AVERAGE
INITIAL CARRYING NUMBER COST PER UNIT SIZE
YEAR DATE OF ACQUISITION COST AT OF UNIT AT (SQUARE
PROPERTY LOCATION COMPLETED ACQUISITION COST 2-28-97 (1) UNITS 2-28-97 FEET)
-------- -------- --------- ----------- ---- ----------- ----- ------- -----
<S> <C> <C> <C> <C> <C> <C> <C> <C>
South Carolina
- --------------
Westchase(3)............ Charleston 1985 January 1997 $ 11,000,000 $ 11,014,351 352 $31,291 706
Arbors at Windsor Lake(3) Columbia 1991 January 1997 10,875,000 10,875,000 228 47,697 948
Stone Ridge............. Columbia 1975 December 1993 3,325,000 5,482,294 191 28,703 1,047
Breckinridge............ Greenville 1973 June 1995 5,600,000 6,504,753 236 27,563 726
Magnolia Run............ Greenville 1972 June 1995 5,500,000 6,586,150 212 31,067 993
Polo Club............... Greenville 1972 June 1993 4,300,000 6,679,123 365 18,299 807

Virginia
- --------
Trophy Chase............ Charlottesville 1970 April 1996 3,710,000 5,278,053 185 28,530 803
Greenbrier.............. Frederics- 1970 and
burg 1990 October 1996 11,099,525 11,315,775 258 43,860 851
Tradewinds.............. Hampton 1988 November 1995 10,200,000 10,752,883 284 37,862 930
County Green............ Lynchburg 1976 December 1993 3,800,000 5,156,673 180 28,648 1,000
Ashley Park............. Richmond 1988 March 1996 12,205,000 12,771,523 272 46,954 765
Hampton Glen............ Richmond 1986 August 1996 11,599,931 12,074,674 232 52,046 788
Trolley Square East..... Richmond 1968 June 1996 6,000,000 6,657,892 197 33,796 606
Trolley Square West(3).. Richmond 1964 December 1996 4,242,575 4,381,504 128 34,231 571
Arbor Trace............. Virginia Beach 1985 March 1996 5,000,000 5,658,916 148 38,236 850
Bay Watch Pointe........ Virginia Beach 1972 July 1995 3,372,525 4,750,121 160 29,688 911
Harbour Club............ Virginia Beach 1988 May 1994 5,250,000 5,873,957 214 27,448 813
Mayflower Seaside....... Virginia Beach 1950 October 1993 7,634,144 9,378,659 263 35,660 698
------------ ------------ -------- -------- ---------

Total/Average............ $314,272,814 $354,009,358 9,613 $36,826 857
============ ============ ======== ======== =======
</TABLE>

FEBRUARY STATISTICS
----------------------------------
AVERAGE ECONOMIC
RENT PER MONTH OCCUPANCY
-------------- ---------------
1996(2) 1997 1996(2) 1997
------- ---- ------- ----

South Carolina
- --------------
Westchase(3)............ -- $493 -- 93%
Arbors at Windsor Lake(3) -- 641 -- 81%
Stone Ridge............. $503 513 88% 91%
Breckinridge............ 406 433 93% 92%
Magnolia Run............ 471 513 98% 95%
Polo Club............... 382 407 92% 88%

Virginia
- --------
Trophy Chase............ -- 484 -- 87%
Greenbrier.............. -- 591 -- 93%
Tradewinds.............. 558 571 80% 92%
County Green............ 475 495 90% 95%
Ashley Park............. -- 572 -- 96%
Hampton Glen............ -- 646 -- 94%
Trolley Square East..... -- 514 -- 95%
Trolley Square West(3).. -- 488 -- 93%
Arbor Trace............. -- 530 -- 95%
Bay Watch Pointe........ 556 578 79% 91%
Harbour Club............ 527 552 83% 91%
Mayflower Seaside....... 637 674 91% 93%
---- ----- ------ -----

Total/Average............ $510 $556 88% 91%
==== ===== ==== ====
- ----------
Notes to Table of Properties:

(1) "Carrying Cost" includes the purchase price of the Property plus real
estate commissions, closing costs and improvements capitalized since the
date of acquisition.

(2) An open item denotes that the Company did not own the Property during the
month indicated.

(3) The results of operations of the Westchase and Arbors at Windsor Lake
Apartments (which were purchased in January, 1997) and the Trolley Square
West and Highland Hills Apartments (for which audited financial statements
were not available at the time of purchase) are not reflected in the pro
forma statements of operations.

<PAGE>
MULTIFAMILY PROPERTIES IN THE COMPANY'S PRINCIPAL MARKETS

Market Demographics. The Company believes that the demographic and economic
trends and conditions in the Company's principal markets indicate a potential
for long term growth in funds from operations. While at February 28, 1997 the
Company owned 42 Properties in 15 markets, the majority of the Properties are
located in five metropolitan areas. Based on a survey conducted by M/PF
Research, Inc., the average physical occupancy rate for multifamily properties
in the Company's principal markets equaled 92% for the fourth quarter of 1996.
The following table illustrates the Company's presence at February 28, 1997 in
each of its five principal markets:

<TABLE>
<CAPTION>
NUMBER OF PERCENT OF MARKET COMPANY
APARTMENT TOTAL PHYSICAL PHYSICAL
UNITS APARTMENT OCCUPANCY OCCUPANCY
NUMBER OF OWNED BY THE UNITS OWNED (4TH QTR. (4TH QTR.
METROPOLITAN AREA COMMUNITIES COMPANY BY THE COMPANY 1996) 1996)
- ------------------ ------------- --------------- --------------- ----------- -----------
<S> <C> <C> <C> <C> <C>
Charlotte, NC..... 8 1,873 19% 93% 92%

Raleigh/Durham, NC. 6 1,390 14 96 95

Virginia Beach, VA. 5 1,069 11 89 93

Richmond, VA...... 4 829 9 94 96

Greenville, SC .. 3 813 8 89 93

Total/Average 26 5,974 61% 92% 94%

</TABLE>

Each of these metropolitan areas is characterized by a diverse economic base,
as indicated below:

<TABLE>
<CAPTION>
- ----------------------------------------------------------------------------------------------
ESTIMATED
1996 KEY ECONOMIC
METROPOLITAN AREA POPULATION CHARACTERISTICS
- ----------------------------------------------------------------------------------------------
<S> <C> <C>

Charlotte, NC 1,758,000 o regional/national/international business center
o 3rd largest banking center in the U.S.
o 42nd largest metropolitan area
o 6th largest wholesale center in the U.S.
o 11th largest distribution center in the U.S.
- ----------------------------------------------------------------------------------------------
Raleigh/Durham, NC 1,025.000 o Capital of North Carolina
o home to three major universities:
Duke University
University of North Carolina
North Carolina State University
o high tech industries in the Research Triangle
- ----------------------------------------------------------------------------------------------
Virginia Beach, VA o largest and fastest growing city in Virginia
1,430,000 o federal government employment
o wholesale trade/warehousing
o high tech/electronics manufacturing
o transportation equipment manufacturing
- ----------------------------------------------------------------------------------------------
Richmond, VA 942,000 o Capital of Virginia
o Federal Reserve Bank's Fifth District
o diverse economy with 14 Fortune 500 companies
o home to two major universities
Virginia Commonwealth University/Medical College
of Virginia
University of Richmond
- ----------------------------------------------------------------------------------------------
Greenville, SC 860,000 o highest per capita foreign investment of any MSA
in the nation
o manufacturing
o textiles
o automobiles and automobile parts (Michelin, BMW)
o distribution (regional and national)
- ----------------------------------------------------------------------------------------------
</TABLE>
27

<PAGE>

The Company's belief in the growth potential of its principal markets is
based on a multifamily investment environment characterized by increasing
demand, limited new supply and steady job and population growth. The Company
also believes that its growing market share in these markets will further
enhance the Company's growth opportunities.

Demand for Multifamily Housing. The Company believes that there will be an
increase in demand for multifamily housing in its principal markets during the
next decade due to the estimated employment, population and household formation
growth in these markets. During the period from 1985 to 1996, the Company's
principal markets experienced growth in these three areas in excess of national
averages. According to U.S. Department of Commerce statistics, job, population
and household formation growth in the Company's principal markets are projected
to continue to be greater than national averages. Based on calculations derived
from data tabulated by the U.S. Department of Commerce, Bureau of Economic
Analysis, the percentage change in employment, population, and household
formation growth for the Company's principal markets for the period from 1996 to
2005 is estimated to be 17.1%, 11.6% and 14.8%, respectively. All of these
statistics are greater than the national average estimated for each category for
the period 1996 through 2005.

[GRAPHIC OMITTED]

<TABLE>
<CAPTION>
1985-1996 1996-2005
------------------------------------- -------------------------------------
PROJECTED
HOUSEHOLD PROJECTED PROJECTED HOUSEHOLD
EMPLOYMENT POPULATION FORMATION EMPLOYMENT POPULATION FORMATION
METROPOLITAN AREA GROWTH GROWTH GROWTH GROWTH GROWTH GROWTH
- --------------------------- ------------ ------------ ----------- ------------ ------------ -----------
<S> <C> <C> <C> <C> <C> <C>
Charlotte, NC.............. 34.5% 23.5% 28.1% 18.1% 12.7% 15.9%
Raleigh/Durham, NC......... 45.4 35.4 40.8 24.5 18.5 21.9
Virginia Beach, VA ........ 15.4 18.1 22.4 13.5 8.9 12.0
Richmond, VA............... 23.5 17.3 22.3 13.7 8.7 11.3
Greenville, SC............. 27.9 13.9 20.5 15.6 9.9 13.1
Company's Principal
Markets.................. 28.2% 21.2% 26.4% 17.1% 11.6% 14.8%
United States Total....... 22.8% 11.6% 15.6% 11.8% 7.9% 9.0%
</TABLE>

Source: M/PF Research, Inc. (calculations based on data from NPA Data Services,
Inc.).

<PAGE>

Supply of Multifamily Housing. Construction of new multifamily apartments has
declined significantly since the mid-1980's in both the United States generally
and the Company's principal markets. The number of multifamily residential
building permits granted in the Company's principal markets for the period
1991-1996 decreased by 50.8% (43,794 permits) as compared to the earlier period
of 1985-1990 (88,652 permits).

MULTIFAMILY RESIDENTIAL BUILDING PERMITS GRANTED

METROPOLITAN AREA 1985-1990 1991-1996 % CHANGE
- ----------------------------------- ----------- ----------- -----------
Charlotte, NC ..................... 27,145 15,747 -42.0%
Raleigh/Durham, NC ................ 18,719 13,707 -26.8
Virginia Beach, VA ................ 25,234 7,864 -68.8
Richmond, VA ...................... 9,304 2,215 -76.2
Greenville, SC .................... 8,250 4,261 -50.2

Company's Principal Markets....... 88,652 43,794 -50.8%

Source: M/PF Research, Inc. (calculations based on data from U.S. Dept. of
Commerce, Bureau of the Census).

As compared to the building permit peak in 1985 of 26,373 apartment units,
the Company's principal markets are experiencing moderate multifamily
construction levels with 1996 building permits for apartment units (11,931)
being less than one-half of the peak level experienced in 1985. At the same
time, renter household growth in these markets has remained positive, thus
creating a favorable supply/demand relationship.

Other Factors. In addition to the foregoing demographic factors, the Company
believes that demand for multifamily housing in its principal markets will be
positively affected by the following trends: (i) a growing percentage of renters
in the median income brackets whose decision to rent is a lifestyle choice as
well as a financial choice; and (ii) initial high cash costs of home ownership
due to downpayments and closing costs making home ownership a less attractive
housing alternative for an increasing number of people. The Company believes
that these trends will offset to some extent the general trend of a decline in
the growth rate of the adult population in the primary rental population of 20
to 35 year olds and the effect of current low interest rates for home mortgages.

The Company believes that the trends discussed above will keep the demand for
multifamily housing growing at a faster rate than the supply of apartments
during the next several years. However, there can be no assurances that any
projected future conditions will be achieved or realized or that the trends
discussed above will continue.

ENVIRONMENTAL MATTERS

It is the Company's policy to obtain a Phase I ESA from a qualified
environmental engineer before the acquisition of any property to identify
potential sources of contamination for which the owner of the property may be
responsible, and to assess the status of environmental regulatory compliance.

The Phase I ESA's include a historical review of a subject property, reviews
of certain public records, preliminary investigations of the surrounding
properties, screening for the presence of asbestos, PCBs and underground storage
tanks, and the preparation and issuance of a written report. The Phase I ESA's
do not include invasive procedures such as soil sampling or ground water
analysis. The Phase I ESA's for the Properties have not revealed any condition
that could have a material adverse effect on the Company's business, assets or
results of operations nor is the Company aware of any such condition, liability
or concern. It is possible that the Phase I ESA's related to any one of the
Properties do not reveal all environmental conditions, liabilities or compliance
concerns or that there are material environmental conditions, liabilities or
compliance concerns that arose at a Property after the related Phase I ESA's
report was completed of which the Company is otherwise unaware. The Company
believes that the Properties are in compliance in all material respects with all
federal, state and local laws, ordinances and regulations regarding hazardous or
toxic substances and other environmental matters. The Company has not been
notified

<PAGE>

by any governmental authority of any material noncompliance, liability or claim
relating to hazardous or toxic substances or other environmental substances in
connection with any of the Properties. See "Risk Factors -- Possible
Environmental Liabilities."

INSURANCE

The Company currently carries comprehensive liability, fire, flood (where
appropriate), worker's compensation, extended coverage and rental loss
insurance, with policy specifications, limits and deductibles customarily
carried for similar properties. Certain types of losses, however (generally of a
catastrophic nature such as acts of war, hurricane coverage in certain areas,
and earthquakes) are either uninsurable or are not economically insurable. See
"Risk Factors-Uninsured Loss." The Company believes, however, that the
Properties are adequately insured in accordance with industry standards.

LEGAL PROCEEDINGS

Neither the Company nor the Properties are presently subject to any material
litigation nor, to the Company's knowledge, is any material litigation
threatened against the Company or the Properties, other than routine litigation
arising in the ordinary course of business and which is expected to be covered
by liability insurance.

<PAGE>

USE OF PROCEEDS

The net proceeds to the Company from the sale of Shares offered hereby, after
payment of all expenses of the Offering, are expected to be approximately $43.1
million ($49.7 million if the Underwriters' over-allotment option is exercised
in full). The net cash proceeds of the Offering will be used for repayment of
indebtedness under the Company's Unsecured Line of Credit. The Unsecured Line of
Credit is used to fund the acquisition of apartment communities. After the
completion of the Offering, the outstanding balance on the Unsecured Line of
Credit is estimated to be approximately $44.3 million. As of March 31, 1997, the
outstanding balance under the Unsecured Line of Credit was approximately $87.4
million and the interest rate was 7.04%. The current maturity date for the
Unsecured Line of Credit is March 31, 1998.

To the extent that the Underwriters' over-allotment option to purchase
675,000 Common Shares is exercised in full, the Company expects to use the
additional net proceeds of up to approximately $6.6 million for repayment of
indebtedness under the Company's Unsecured Line of Credit. If the Underwriter's
over-allotment option is exercised in full and the proceeds therefrom are used
to repay outstanding indebtedness, the outstanding balance on the Unsecured Line
of Credit would be approximately $37.7 million and the Company would have
approximately $62.3 million of available credit under the Unsecured Line of
Credit.

DISTRIBUTION POLICY

The Company has in the past made, and intends to continue to make, regular
quarterly distributions to its shareholders. The timing and amounts of
distributions to shareholders are within the discretion of the board of
directors.

Prior to this Offering, the Common Shares have not been publicly traded.
Application has been made to list the Common Shares on the NYSE under the symbol
"TCR." The following table sets forth for the indicated periods the cash
distributions declared and paid per Common Share:

CASH DISTRIBUTION
PER COMMON SHARE
-------------------
1994
-------
First Quarter........................... $0.2205
Second Quarter.......................... 0.2210
Third Quarter........................... 0.2215
Fourth Quarter.......................... 0.2225
1995
-------
First Quarter........................... $0.2300
Second Quarter.......................... 0.2400
Third Quarter........................... 0.2425
Fourth Quarter.......................... 0.2450
1996
-------
First Quarter........................... $0.2475
Second Quarter.......................... 0.2480
Third Quarter........................... 0.2485
Fourth Quarter.......................... 0.2490
1997
-------
First Quarter........................... $0.2500

As of February 28, 1997, the Company had approximately 12,000 shareholders.

The first quarter 1997 distribution represents a $1.00 per Common Share
annual distribution rate. For 1997 and subsequent years, the Company intends to
examine and, as appropriate, adjust its per Common Share dividend rate on an
annual rather than a quarterly basis. Future distributions will depend on the

<PAGE>

Company's results of operations, cash flow from operations, economic conditions
and other factors, such as working capital, cash requirements to fund investing
and financing activities, capital expenditure requirements, including
improvements to and expansions of properties and the acquisition of additional
properties, as well as the distribution requirements under federal income tax
provisions for qualification as a REIT.

For federal income tax purposes, distributions paid to shareholders may
consist of ordinary income, capital gains distributions, non-taxable return of
capital, or a combination thereof. Distributions which exceed the Company's
current and accumulated earnings and profits constitute a return of capital
rather than a dividend to the extent of a shareholders' basis in his Common
Shares and reduce the shareholder's basis in the Common Shares. Distributions
constitute ordinary income to the extent of the Company's current and
accumulated earnings and profits. To the extent that a distribution exceeds both
current and accumulated earnings and profits and the shareholder's basis in his
Common Shares, it is generally treated as gain from the sale or exchange of that
shareholder's Common Shares. The Company notifies shareholders annually as to
the taxability of distributions paid during the preceding year. In 1996,
approximately 14% of distributions represented a return of capital, and the
balance represented ordinary income.

The Company has adopted a Dividend Reinvestment and Share Purchase Plan under
which any record holder of Common Shares may reinvest cash dividends and may
invest voluntary cash payments of up to $15,000 per quarter in additional Common
Shares.

<PAGE>

CAPITALIZATION

The following table sets forth the capitalization of the Company as of
December 31, 1996 on a historical basis, and as adjusted to reflect the receipt
of net proceeds from the sale of 4,500,000 Shares pursuant to this Offering at
the Offering Price of $10.50 per share and the application of the estimated net
proceeds (after offering expenses and discounts and fees to the underwriters
estimated at $4,106,250) of $43,143,750 therefrom. The information set forth in
the following table should be read in conjunction with the consolidated
financial statements and notes thereto and the pro forma financial information
and notes thereto included elsewhere in this Prospectus, and the discussions
under "Management's Discussion and Analysis of Financial Condition and Results
of Operations."

<TABLE>
<CAPTION>
DECEMBER 31, 1996
--------------------------
HISTORICAL AS ADJUSTED
------------ -------------
(IN THOUSANDS)
<S> <C> <C>
Notes payable (1)......................................... $ 55,403 $ 12,259
Shareholders' Equity:
Common Shares, no par value, 50,000,000 Common Shares
authorized; 28,141,509 Common Shares issued and
outstanding (32,641,509 as adjusted)...................... 276,270 319,414
Distributions less (greater) than net income, net ........ (21,700) (21,700)
------------ ------------
Total shareholders' equity ............................... 254,570 297,714
------------ ------------
Total capitalization...................................... $309,973 $309,973
============ ============
</TABLE>
- ----------
(1) Consisting of the Unsecured Line of Credit, which had an outstanding
balance of $49,903,000 at December 31, 1996, and the note issued to the
seller of the Trolley Square East Apartments, which had an outstanding
balance of $5,500,000 at December 31, 1996. See "The Company -- Financing
Policy."

<PAGE>

SELECTED PRO FORMA AND HISTORICAL INFORMATION

The following table sets forth selected historical financial information for
the Company from its inception on June 1, 1993, and selected pro forma
information as of and for the year ended December 31, 1996. The unaudited
selected pro forma information is presented as if: (i) the Company had owned 38
of the 42 Properties on January 1, 1996; and (ii) the Offering had occurred on
January 1, 1996 and the net proceeds therefrom had been used as described
herein. The following unaudited selected pro forma information should be read in
conjunction with the unaudited pro forma financial statements included elsewhere
in this Prospectus. The following selected financial information should be read
in conjunction with the discussion set forth in "Management's Discussion and
Analysis of Financial Condition and Results of Operations," and all of the
financial statements and notes thereto included elsewhere in or incorporated
into this Prospectus. The pro forma financial information is not necessarily
indicative of what the actual financial position or results of operations of the
Company would have been as of and for the period presented, nor does it purport
to represent the Company's future financial position or results of operation.

<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31, PRO FORMA
------------------------------------------------------------
1993 1994 1995 1996 1996 (a)
-------------- -------------- -------------- --------------- --------
<S> <C> <C> <C> <C> <C>
OPERATING DATA
Revenues from rental properties.................. $ 1,784,868 $ 8,177,576 $ 16,300,821 $ 40,352,955 $ 51,430,900
Operating expenses............................... 1,334,855 5,901,759 11,005,558 26,860,354 34,542,326
Management contract termination expense (b) ..... -- -- -- 16,526,012 16,526,012
-------------- -------------- -------------- --------------- ---------------
Income (loss) before interest income (expense) .. 450,013 2,275,817 5,295,263 (3,033,411) 362,562
Interest income.................................. 46,633 110,486 226,555 287,344 287,344
Interest expense................................. -- -- (292,103) (1,423,782) (900,839)
-------------- -------------- -------------- --------------- ---------------
Net income (loss)................................ $ 496,646 $ 2,386,303 $ 5,229,715 $ (4,169,849) $ (250,933)
============== ============== ============== =============== ===============
Weighted average common shares outstanding ...... 1,662,944 4,000,558 8,176,803 20,210,432 28,708,800
Per share:
Net income (loss) .............................. $ 0.30 $ 0.60 $ 0.64 $ (0.21) $ (0.01)
Common distributions declared and paid.......... 0.27 0.89 0.96 0.99 0.99

BALANCE SHEET DATA (at end of period)
Investment in rental property.................... $ 25,549,790 $ 54,107,358 $129,696,447 $ 329,715,853 $ 329,715,853
Accumulated depreciation......................... 255,338 1,466,156 4,254,974 12,323,037 12,323,037
Total assets..................................... 29,199,079 57,257,950 133,181,032 322,870,574 322,870,574
Notes payable.................................... -- 5,000,000 8,300,000 55,403,000 12,259,250
Shareholders' equity............................. 28,090,912 51,436,863 122,154,420 254,569,705 297,713,455
Common shares outstanding........................ 2,995,210 5,458,648 12,754,331 28,141,509 32,641,509

</TABLE>
- ----------

(a) The pro forma information includes 19 of the 21 Properties acquired during
1996 for which the Company had previously reported the 12 month audited
operations in Reports on Form 8-K and gives effect to an offering of
4,500,000 Shares at $10.50 per Share, less estimated underwriting discounts
and Offering costs, which was assumed to pay down the Unsecured Line of
Credit by $43,143,750.
(b) Included in the 1996 operating results is $16,526,012 of management
contract termination expense resulting from the Company's conversion to
"self-administered" and "self-managed" status. See Note 6 to the financial
statements included herein.
(c) The Company considers funds from operations to be an appropriate measure of
the performance of an equity REIT. Funds from operations ("FFO") is defined
as income before gains (losses) on sales and debt restructuring (computed
in accordance with generally accepted accounting principles) plus real
estate depreciation, and after adjustments for nonrecurring items if any.
The Company computes FFO in accordance with the recommendations set forth
in a White Paper adopted on March 3, 1995 by the National Association of
Real Estate Investment Trusts ("NAREIT"). The Company considers FFO in
evaluating property acquisitions and its operating performance, and
believes that FFO should be considered along with, but not as an
alternative to, net income and cash flows as a measure of the Company's
operating performance and liquidity. FFO, which may not be comparable to
other similarly titled measures of other REITS, does not represent cash
generated from operating activities in accordance with generally accepted
accounting principles and is not necessarily indicative of cash available
to fund cash needs.

<PAGE>

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

The following discussion is based on the financial statements of the Company
as of December 31, 1996, 1995 and 1994. This information should be read in
conjunction with the selected financial data, the Company's financial statements
and notes thereto and the pro forma financial statements and notes thereto of
the Company included elsewhere in this Prospectus. The Company is operated and
has elected to be treated as a REIT for federal income tax purposes.

RESULTS OF OPERATIONS

Comparison of Pro Forma Results of Operations to Historical Results of
Operations for the Year Ended December 31, 1996

The pro forma statement of operations for the year ended December 31, 1996
assumes 19 of the 21 Properties acquired during 1996 were acquired as of January
1, 1996. Two Properties were acquired during 1996 for which 1996 audited
financial statements were not available for the period of time the Properties
were not owned by the Company. The pro forma statement of operations also
assumes the Offering had occurred on January 1, 1996. The historical and pro
forma statements of operations include $16,526,012 of management contract
termination expense associated with the Company's conversion to
"self-administered" and "self-managed" status on October 1, 1996.

On a pro forma basis, rental income increased by $11,077,945 or 27.4% over
historical rental income for the year ended December 31, 1996. This increase is
attributable to rental revenues from the 19 Properties acquired during 1996, all
of which were assumed to have been acquired on January 1, 1996 for purposes of
the pro forma statement of operations. Average revenues per unit per month for
1996 was $496 on a pro forma basis versus $488 on a historical basis. This
increase is attributable to the higher average rents for Properties acquired in
1996, offset in part by lower occupancy at these Properties during the period of
time that the Properties were not owned by the Company.

Total expenses, exclusive of depreciation of rental property, amortization
and the management contract termination expense, increased by $5,271,930 or 28%
from $18,745,158 on a historical basis to $24,017,088 on a pro forma basis. This
increase is attributable to expenses from the 19 Properties acquired in 1996 for
the period of time they were not owned by the Company. On a weighted average
apartment unit basis, monthly pro forma total expenses per unit, exclusive of
depreciation of rental property, amortization and management contract
termination expense increased to $232 on a pro forma basis versus $227 on a
historical basis. This increase is consistent with the increase in average
monthly rental income per unit and the Company's experience in reducing costs at
newly acquired Properties.

On a pro forma basis, depreciation of real estate owned increased by
$2,410,042 or 30%. This increase is attributable to the depreciation of the 19
Properties acquired in 1996, as if they were acquired January 1, 1996.

Interest expense decreased by $522,943 or 37% from $1,423,782 on a historical
basis to $900,839 on a pro forma basis. This decrease is attributable to use of
the estimated net proceeds from the Offering of $43,143,750 to repay
indebtedness used to acquire certain of the 19 Properties.

As a result of the foregoing, the pro forma net loss for the year ended
December 31, 1996 was $250,933 or $.01 per share compared to net loss of
$4,169,849 or $.21 per share on a historical basis.

Comparison of the Years Ended December 31, 1996 and December 31, 1995

Conversion to Self Administration. Effective October 1, 1996, the Company
agreed with its affiliated advisor and management company on a series of
transactions, the effect of which was to convert the Company into a
"self-administered" and "self-managed" REIT. The transactions were unanimously
approved by the Board of Directors of the Company. The conversion was approved
because it is expected to reduce

<PAGE>

future operating expenses compared to what those expenses would have been under
the Company's former "externally managed and advised" arrangements. The net
effect of these savings on earnings per Common Share will be partially offset by
the issuance of Common Shares to effect the transaction as described below.

Pursuant to this conversion, the Company agreed to issue 1,400,000 Common
Shares, with 700,000 Common Shares issued in October 1996 and 700,000 Common
Shares to be issued on September 30, 1997, and paid approximately $1,913,000 to
the various entities for several assets and various contracts. This transaction
was accounted for as the termination of management contracts and resulted in a
one-time expense of $16,526,012. The remaining amounts paid relate primarily to
fixed assets acquired, net of imputed interest. This expense was the primary
factor in the Company's net loss of $4,169,849 ($.21 per Common Share) for 1996
versus net income of $5,229,715 ($.64 per Common Share) in 1995. See Note 6 of
the "Notes to Financial Statements," "Risk Factors -- Purchase of Former
Advisor's and Former Manager's Rights not at Arm's-Length" and "Certain
Transactions -- Conversion to Self-Administration."

Income and Occupancy. The results of the Company's Property operations for
the year ended December 31, 1996 include the results of operations from the 19
Properties acquired before 1996 and from the 21 Properties acquired in 1996 from
their respective acquisition dates. The increased rental income and operating
expenses for the year ended December 31, 1996, over the year ended December 31,
1995, are primarily due to a full year of operation in 1996 of the 19 Properties
acquired before 1996 as well as the incremental effect of the 21 Properties
acquired in 1996.

Substantially all of the Company's revenue is from the rental operation of
its Properties. Rental income increased to $40,352,955 (148 percent) in 1996
from $16,300,821 in 1995 due to the factors described above. Rental income is
expected to increase from the impact of planned improvements which are being
made in an effort to improve the Properties' marketability, improve occupancies
and increase rental rates.

Overall average economic occupancy was 91% in 1996 and 92% in 1995. The
average rental rate per unit for the Properties increased to $520 (9 percent) in
1996 from $479 in 1995. This increase is due to a combination of increased
rental rates from new leases and the acquisition of Properties with higher
average rental rates. Management believes that the implementation of its
property renovation program at 36 Properties was also a major factor in enabling
the Company to increase rental rates. The Properties acquired prior to 1996 had
an average economic occupancy of 90% during 1996 and 92% during 1995. The
decrease in occupancy is partially due to the effects of repositioning and
renovation activities taking place at recently acquired Properties as well as
the effect of acquiring Properties with occupancies below those reflective of
their respective markets as a result of substandard property management. The
Properties acquired in 1996 provided 37% of the Company's 1996 income and had an
average economic occupancy of 93% during 1996.

Comparable Property Results. On a comparative basis, the nine Initial
Properties, which were owned during all of 1996 and 1995, provided rental and
net operating income of $12,546,624 and $7,082,130 in 1996 and $11,644,096 and
$6,226,431 in 1995, respectively. This represents an increase from 1995 to 1996
of 7.8% and 13.7%, respectively. The conversion to "self management" took place
in October 1996. Therefore, the actual results for Property operations contained
a full year of external management expense in 1995 and a partial year of
external management expense in 1996. In order to make a meaningful comparison of
net operating income for these Properties between 1995 and 1996, management
believes Property external management expenses need to be eliminated from both
years. This adjustment allows for a comparison of the results of the Initial
Properties on a "self-administered" and "self-managed" basis. As adjusted, the
Initial Properties would have provided net operating income of $7,537,707 in
1996 and $6,928,227 in 1995. This represents a net operating income increase of
8.8%. The eliminated expenses include management fees of $553,471 in 1995 and
$414,505 in 1996. In addition, other expenses related to the management
contracts of $148,325 in 1995 and $41,072 in 1996 were also eliminated.

Expenses. Total Property expenses, excluding management contract termination
expense, increased to $26,860,354 (144 percent) in 1996 from $11,005,558 in
1995, due largely to the increase in the number of apartments owned by the
Company. The operating expense ratio (the ratio of operating expenses,

<PAGE>

excluding depreciation and amortization, to rental income) was 43% in 1996 and
46% in 1995. The decline in the operating expense ratio is attributable to
increasing economies of scale based on the Company's growing portfolio of
Properties and the elimination of management and advisory fees in the fourth
quarter of 1996.

General and administrative expenses totaled 3.7% of revenues in both 1996 and
1995. These expenses represent the administrative expenses of the Company as
distinguished from the operations of the Properties. In 1996, the Company has
continued to expand its internal administrative infrastructure to keep pace with
its rapid growth.

Depreciation of real estate increased to $8,068,063 from $2,788,818 in 1995
and is directly attributable to the acquisition of additional Properties.

Interest Income and Expense. Company's other source of income is from the
investment of its cash and cash reserves. Interest income was $287,344 in 1996
and $226,555 in 1995. The Company incurred $1,272,530 and $292,103 of interest
expense in 1996 and 1995, respectively, associated with short-term borrowings
under its line of credit. The Company also incurred $151,252 of interest expense
in 1996 associated with an unsecured promissory note held by a seller of one
Property. The increase in interest expense associated with the line of credit is
a result of the increased use of its line of credit to fund acquisitions. The
weighted average interest rate on the line of credit during 1996 was 7.2%
compared to 7.8% in 1995.

Changes in Accounting Policies. During the first quarter of 1996, the Company
adopted the provisions of FASB No 121 "Accounting for the Impairment of
Long-Lived Assets and for Long-Lived Assets to be Disposed Of." The adoption of
this statement did not have an impact on the Company's financial statements (See
Note 1 to the financial statements).

Comparison of the Years Ended December 31, 1995 and December 31, 1994

Income and Occupancy. The Company had increased rental income, expenses and
net income in 1995 and 1994 due to the full year of operations from the four
Properties acquired in 1994 and the five Properties acquired in 1993,
respectively, as well as the effect of the operations of the ten Properties
acquired in 1995 and the four Properties acquired in 1994 from their respective
acquisition dates.

Rental income in 1995 increased to $16,300,821 (99 percent), from $8,177,576
in 1994, due to the factors described above. The Company's Properties had an
average economic occupancy of 92% during 1995 and 90% in 1994. On a comparative
basis, the five Properties owned during all of 1995 and 1994 provided rental and
operating income of $6,681,121 and $3,567,290, respectively, in 1995 and
$6,175,925 and $3,202,454 in 1994. This represents an increase from 1994 to 1995
of 8% and 11%, respectively.

The ten Properties acquired in 1995 had an average occupancy of 92% during
1995. As noted, the nine Properties acquired prior to 1995 had an average
occupancy of 92% in 1995.

Overall, average rental rates for the Properties increased from $450 per
month in 1994 to $479 per month (6 percent) in 1995. This increase was due to a
combination of increased rental rates from new leases and the acquisition of
Properties with higher average rental rates. Management believes that the
implementation of its property renovation programs at its various Properties was
a major factor in enabling the Company to increase rental rates.

Expenses. Total expenses increased to $11,005,558 (86 percent) in 1995 from
$5,901,759 in 1994 due largely to the increased number of Properties. The
operating expense ratio (the ratio of operating expenses to rental income) was
46% in 1995 and 48% for 1994. General and administrative expenses totaled 3.7%
of revenues in 1995 and 8.8% in 1994. The decline in operating expense ratio was
attributable to increasing economics of scale based on the Company's growing
portfolio of Properties.

Interest Income and Expense. Interest income was $226,555 in 1995 and
$110,486 in 1994. The Company incurred $292,103 of interest expense in 1995
associated with short-term borrowings under its line of credit for acquisitions.
The Company did not borrow any funds and, thus, had no interest expense in 1994.

<PAGE>

LIQUIDITY AND CAPITAL RESOURCES

Equity. There was a significant change in the Company's liquidity during the
year ended December 31, 1996 as the Company continued to grow. During 1996, the
Company sold 14,687,178 of its Common Shares to investors bringing the total
number of Common Shares outstanding to 28,141,509. The total gross proceeds from
the Common Shares sold in 1996 was $161,558,958, which netted $144,798,035 to
the Company after the payment of brokerage fees and other offering-related
costs. This increased the total gross common equity raised of the Company from
$138,434,847 at December 31, 1995 to approximately $300,000,000 at December 31,
1996.

Using proceeds from the sale of Common Shares and supplemented by short-term
borrowings when necessary, the Company acquired 4,645 apartment units in 21
residential rental communities during 1996. These acquisitions brought the total
number of Properties to 40 and the total number of apartment units owned to
9,033 at year-end.

Notes Payable. The Company intends to acquire additional properties and may
seek to fund these acquisitions through a combination of equity offerings and
unsecured corporate debt. To meet this objective, the Company, in February 1997,
secured a $100 million Unsecured Line of Credit through a consortium of three
banks headed by First Union National Bank of Virginia. The Unsecured Line of
Credit bears interest at the one-month LIBOR rate plus 160 basis points and is
due on March 31, 1998. The Unsecured Line of Credit may be used only for
property acquisitions. The Company anticipates curtailing the Unsecured Line of
Credit with the proceeds of offerings of Common Shares.

At year-end, the Company had an outstanding balance of $49,903,000 on its
previous line of credit. This line of credit was fully repaid with proceeds from
the Unsecured Line of Credit in February 1997. In addition, the Company had a
$5,500,000 unsecured promissory note bearing an effective interest rate of 6.65%
per annum. This debt is to a private lender and is due in June 1999.

In January 1997, the Company acquired the Arbors at Windsor Lake Apartments,
a 228-unit apartment community located in Columbia, South Carolina for
$10,875,000 and the Westchase Apartments, a 352-unit apartment community located
in Charleston, South Carolina for $11,000,000. In March 1997, the Company
acquired the Paces Arbor Apartments, a 101-unit apartment community, and the
Paces Forest Apartments, a 117-unit apartment community, both located in
Raleigh, North Carolina, for an aggregate of $12,061,700. The Company used its
unsecured line of credit to effect these acquisitions. Not adjusting for the
intended use of proceeds of this Offering (See "Use of Proceeds"), the Company
has approximately $12.6 million of currently available borrowing capacity for
future acquisitions. Upon completion of the Offering and after giving effect to
the intended use of proceeds of the Offering, the Company expects to have
approximately $61.0 million of available credit under the Unsecured Line of
Credit.

The Company also has a $7.5 million unsecured revolving line of credit for
general corporate purposes. This line of credit also bears interest at the
one-month LIBOR rate plus 160 basis points and is due on March 31, 1998. On
March 31, 1997, the outstanding balance on this loan was approximately $400,000.
The Company intends to use $3.8 million of proceeds borrowed under this line of
credit to purchase common shares of Apple at or before the closing of the
Offering.

Capital Requirements. The Company has ongoing capital expenditure commitments
to fund its renovation programs for recently acquired Properties. In addition,
the Company expects to acquire new properties during the year. The Company
anticipates that it will continue to operate as it did in 1996 and fund these
cash needs from a variety of sources including equity, cash reserves and debt
provided by its line of credit.

The Company continues to renovate its Properties. In connection with these
renovations, the Company capitalized improvements of approximately $19 million
in 1996. Approximately $8 million of additional capital improvements are
budgeted for 1997 on the existing Property portfolio. The Company's budgeted
capital improvements are expected to be funded through cash reserves and
dividend reinvestment.

Historically, the rental income generated from the Properties has provided
ample cash to provide for the payment of operating expenses and the payment of
distributions.

<PAGE>

The Company is operated as, and has made an election to be taxed as, a REIT
under the Code. As a result, the Company has no provision for income taxes and
thus there is no effect on the Company's liquidity from income taxes.

Capital resources are expected to grow with the future sale of its Common
Shares and from cash flow from operations. Approximately 60% of all 1996
distributions were reinvested in additional Common Shares. In general, the
Company's liquidity and capital resources are believed to be more than adequate
to meet its cash requirements during 1997.

Debt Limitation. Pursuant to the Debt Limitation, the Company's outstanding
indebtedness is limited so that at the time such debt is incurred, it does not
exceed 40% of the Company's Total Market Capitalization. After the completion of
the Offering, the Company expects to have a total of approximately $54.0 million
in outstanding indebtedness which will represent approximately 13.2% of the
Company's Total Market Capitalization.

IMPACT OF INFLATION

The Company does not believe that inflation had any significant impact on
it's operations in 1996. Future inflation, if any, would likely cause increased
operating expenses, but the Company believes that increases in expenses would be
more than offset by increases in rental revenues.

<PAGE>

MANAGEMENT

The executive officers and directors of the Company are:

NAME AGE POSITION
- ----------------------- ----- -----------------------------------------------
Glade M. Knight........ 53 Chairman, Chief Executive Officer and President

Debra A. Jones......... 42 Chief Operating Officer

Stanley J. Olander, Jr. 42 Director, Chief Financial Officer and Secretary

Glenn W. Bunting, Jr... 52 Director

Leslie A. Grandis...... 52 Director

Penelope W. Kyle....... 49 Director

Harry S. Taubenfeld ... 67 Director

Martin Zuckerbrod...... 66 Director

GLADE M. KNIGHT. Mr. Knight is Chairman, Chief Executive Officer and
President of the Company. Mr. Knight is also a Director, Chairman of the Board
and President of Apple. See "The Company -- Apple Residential Income Trust."
Since 1972, Mr. Knight has held executive and/or ownership positions in several
corporations involved in the management of and investment in real estate, and
has served, directly or indirectly, as a general or limited partner of 71
limited partnerships owning 80 properties comprising over 13,000 apartment
units. See "Risk Factors -- Prior Performance Difficulties of Certain
Affiliates." Mr. Knight is Chairman of the Board of Trustees of Southern
Virginia College in Buena Vista, Virginia. Mr. Knight is also a member of the
advisory board to the Graduate School of Real Estate and Urban Land Development
at Virginia Commonwealth University.

DEBRA A. JONES. Ms. Jones is the Chief Operating Officer of the Company. From
June 1991 through August 1996, Ms. Jones was employed by Cornerstone Realty
Group, Inc. Through Cornerstone Realty Group, Inc., Cornerstone Management
Group, Inc. and Cornerstone Advisors, Inc., which had contracts to provide
management and administration services to the Company, Ms. Jones provided the
same general types of services as she now provides as the Company's Chief
Operating Officer. Ms. Jones has held executive positions in real estate
companies organized by Mr. Knight since 1979. Ms. Jones is licensed as a real
estate agent in the Commonwealth of Virginia, and is recognized by the Institute
of Real Estate Management as a Certified Property Manager and by the National
Association of Real Estate Appraisers as a Certified Real Estate Appraiser.

STANLEY J. OLANDER, JR. Mr. Olander is Chief Financial Officer and Secretary
of the Company. From June 1991 through August 1996, Mr. Olander was employed by
Cornerstone Realty Group, Inc. Through Cornerstone Realty Group, Inc.,
Cornerstone Management Group, Inc. and Cornerstone Advisors, Inc., which had
contracts to provide management and administration services to the Company, Mr.
Olander provided the same general types of services as he now provides as the
Company's Chief Financial Officer. Mr. Olander has held various executive
positions in real estate companies organized by Mr. Knight since 1981. Mr.
Olander is a licensed real estate agent in the Commonwealth of Virginia and a
member of the Richmond Board of Realtors. Mr. Olander serves as Secretary of
Apple, but his time commitment to such position is expected to be immaterial.

GLENN W. BUNTING, JR. Mr. Bunting has been President of American KB
Properties, Inc., which develops and manages shopping centers, since 1985. He
has been President of G.B. Realty Corporation, which brokers shopping centers
and apartment communities, since 1980.

LESLIE A. GRANDIS. Mr. Grandis has been a partner in the law firm of McGuire,
Woods, Battle & Boothe, L.L.P. in Richmond, Virginia since 1974. Mr. Grandis
concentrates his practice in the areas of corporate finance and securities law.
He is a director of Markel Corporation and CSX Trade Receivables Corporation.

<PAGE>

PENELOPE W. KYLE. Ms. Kyle became director of the Virginia Lottery on
September 1, 1994. Ms. Kyle had worked in various capacities for CSX Corporation
and its affiliated companies from 1981 until August 1994. She served as Vice
President, Administration and Finance for CSX Realty, Inc. beginning in 1991, as
Vice President, Administration for CSX Realty, Inc. from 1989 to 1991, and as
Assistant Vice President and Assistant to the President for CSX Realty, Inc.
from 1987 to 1989. Ms. Kyle is also a director of Apple.

HARRY S. TAUBENFELD. Mr. Taubenfeld has practiced law, and been involved in
mortgage and real estate investment activities, in the firm of Zuckerbrod &
Taubenfeld of Cedarhurst, New York since 1959, and has practiced law since 1956.
Mr. Taubenfeld specializes in real estate and commercial law. Mr. Taubenfeld is
a Trustee of the Village of Cedarhurst and a past President of the Nassau County
Village Officials.

MARTIN ZUCKERBROD. Mr. Zuckerbrod has practiced law, and been involved in
mortgage and real estate investment activities, in the firm of Zuckerbrod &
Taubenfeld of Cedarhurst, New York since 1959, and has practiced law since 1956.
Mr. Zuckerbrod's areas of professional concentration are real estate and
commercial law. Mr. Zuckerbrod also serves as a judge in the Village of
Cedarhurst.

OFFICER COMPENSATION

GENERAL. The Company did not pay salaries to its officers for the period
before September 1, 1996. During such prior period, the Company operated as an
"externally-advised" and "externally-managed" REIT. Effective October 1, 1996
the Company has converted to "self-administered" and "self-managed" status. See
"Certain Transactions." In connection with this change, the Company entered into
employment agreements with Messrs. Knight and Olander and Ms. Jones, each of
whom had previously served as the principal executive officers of the advisory
and management companies.

<PAGE>

The following table sets forth the compensation awarded to the Company's
Chief Executive Officer, Chief Operating Officer and Chief Financial Officer
during the fiscal year ending December 31, 1996 (collectively the "Named
Executive Officers").

SUMMARY COMPENSATION TABLE

<TABLE>
<CAPTION>
LONG-TERM
ANNUAL COMPENSATION COMPENSATION AWARDS
---------------------------------------- --------------------------
RESTRICTED
OTHER ANNUAL SHARE SECURITIES
NAME AND PRINCIPAL SALARY BONUS COMPENSATION AWARDS UNDERLYING
POSITION ($)(1) ($)(2) (3) ($)(4) OPTIONS (#)
- --------------------------- ------------ ---------- ---------------- ------------- ------------
<S> <C> <C> <C> <C> <C>
Glade M. Knight
Chairman and Chief
Executive Officer......... 70,000 (5) -- -- -- 80,440
Debra A. Jones
Chief Operating Officer .. 40,000 (6) -- -- -- 44,310
Stanley J. Olander, Jr.
Chief Financial Officer .. 40,000 (6) -- -- -- 44,310
</TABLE>
- ----------
(1) Amounts given are for the period September 1, 1996 through December 31,
1996.

(2) Bonuses may be awarded in 1997 and in future years in the discretion of the
board of directors.

(3) The Company provides each of the Named Executive Officers with use of a
Company automobile, and pays premiums for term life, disability and health
insurance for the Named Executive Officers. The value of such items was
less than the lesser of either $50,000 or 10% of the total salary and bonus
of the Named Executive Officer in 1996.

(4) At December 31, 1996, Mr. Knight held 5,000 restricted Common Shares issued
under the Incentive Plan (as defined herein) and each of Ms. Jones and Mr.
Olander held 2,500 restricted Common Shares issued under the Incentive
Plan. All of these restricted Common Shares were issued on July 1, 1995 and
vest in equal 1/5 portions on July 1 of each year from 1995 through 1999,
inclusive. If the holder of such restricted Common Shares ceases to be
either an officer or employee of the Company for any reason other than
death or permanent disability, the unvested restricted Common Shares will
revert to the Company. Distributions are payable on all of these restricted
Common Shares, both vested and unvested. Prior to this Offering, there has
been no public market for the Common Shares. Thus, the value of the
restricted Common Shares awarded under the Incentive Plan at the end of
1996 is indeterminate. Based on the Offering Price, the value of Mr.
Knight's 5,000 restricted Common Shares would be $52,500, and the value of
the 2,500 restricted Common Shares owned by each of Ms. Jones and Mr.
Olander would be $26,250.

(5) Annualized salary of $210,000.

(6) Annualized salary of $120,000.

The following table sets forth the information with respect to the
exercisability of the Common Share options held by the Named Executive Officers
during the year ended December 31, 1996.

AGGREGATED OPTION EXERCISES IN 1996
AND 1996 YEAR-END OPTIONS VALUES

<TABLE>
<CAPTION>
NUMBER OF SECURITIES
SHARES UNDERLYING
ACQUIRED VALUE UNEXERCISED OPTIONS AT VALUE OF UNEXERCISED
NAME ON EXERCISE REALIZED YEAR-END OPTIONS AT YEAR END $
- ----------------------- --------------- ---------- ----------------------------- -------------------------------
EXERCISABLE UNEXERCISABLE EXERCISABLE(1) UNEXERCISABLE(1)
------------- --------------- -------------- ----------------
<S> <C> <C> <C> <C> <C> <C>
Glade M. Knight........ -- -- 54,264 26,176 -- --
Debra A. Jones......... -- -- 29,586 14,724 -- --
Stanley J. Olander, Jr. -- -- 29,586 14,724 -- --
</TABLE>
- ----------
(1) The exercise price of each exercisable option referred to in the table is
$11.00 per Common Share. The exercise price of one half of the
unexercisable options referred to in the table will equal the fair market
value of the Common Shares on September 8, 1997, and the exercise price of
the other one-half of the unexercisable options referred to in the table
will equal the fair market value of the Common Shares on September 9, 1997.
Prior to this Offering, there has been no public market for the Common
Shares. Thus, the value of the options at the end of 1996 is indeterminate.
Based on the Offering Price, the options do not have any realizable value
at the date of this Prospectus.

<PAGE>

EMPLOYMENT AGREEMENTS. Each of Glade M. Knight, Stanley J. Olander, Jr. and
Debra A. Jones has, effective September 1, 1996, entered into an employment
agreement with the Company. Mr. Knight's employment agreement has a term of one
year, but may be extended by the Company for up to four additional one-year
terms. The employment agreements with Ms. Jones and Mr. Olander have five year
terms ending on August 31, 2001. Mr. Olander and Ms. Jones are obligated to
devote all of their business time to the Company. Mr. Knight is not similarly
restricted, although he has agreed to devote as much of his attention and
energies to the business of the Company as is reasonably required in the
judgment of him and the board of directors.

STOCK INCENTIVE PLANS

The Company has adopted two stock incentive plans (the "Stock Incentive
Plans"). The aggregate number of Common Shares underlying issuable options under
the two stock incentive plans is 1,771,017 Common Shares plus 6.2% of the number
of Common Shares sold in this Offering and additional offerings through July 7,
1999.

The Incentive Plan. Under one plan (the "Incentive Plan"), incentive awards
may be granted to certain employees (including officers and directors who are
employees) of the Company. Mr. Knight, Ms. Jones and Mr. Olander are
participants in the Incentive Plan. Such incentive awards may be in the form of
stock options or restricted stock. The exercise price of the options will be not
less than 100% of the fair market value of the Common Shares as of the date of
grant of the option. Under the Incentive Plan, the number of Common Shares
underlying issuable options is 1,237,470 Common Shares plus 4.4% of the number
of Common Shares sold in this Offering and any additional offerings of Common
Shares through July 7, 1999. If an option is canceled, terminates or lapses
unexercised, any unissued Common Shares allocable to such option are available
for future incentive awards.

The purpose of the Incentive Plan is to attract and retain the services of
experienced and qualified employees who are acting on behalf of the Company in a
way that aligns the identification of such employees' interests with those of
the shareholders.

As of December 31, 1996, the Company had outstanding under the Incentive Plan
options to purchase an aggregate of 271,500 Common Shares to 18 officers and
employees and an aggregate of 10,000 restricted Common Shares to three officers.
The exercise price of each option outstanding under the Incentive Plan is $11.00
per Common Share, except that the exercise price of options to purchase 40,900
Common Shares will be the fair market value of the Common Shares on September 8,
1997, and the exercise price of options to purchase an additional 40,900 Common
Shares will be the fair market value of the Common Shares on September 8, 1998.
As of the date of this Prospectus, no options under the Incentive Plan have been
exercised.

Directors' Plan. The Company has also adopted a stock option plan for
directors of the Company who are not employees of the Company (the "Directors'
Plan"). Under the Directors' Plan, the number of Common Shares underlying
issuable options is 533,547 Common Shares plus 1.8% of the number of Common
Shares sold in this Offering and any additional offerings of Common Shares
through July 7, 1999.

A director is eligible to receive an option under the Directors' Plan if the
director is not otherwise an employee of the Company or any subsidiary of the
Company and was not an employee of any of such entities for a period of at least
one year before the date of grant of an option under the Plan. Five members of
the board (all of the directors except Messrs. Knight and Olander) currently
qualify to receive options under the Directors' Plan.

The Directors' Plan is administered by the board. Grants of stock options to
eligible directors under the Plan are automatic. The exercise price for each
option granted under the Directors' Plan is 100% of the fair market value on the
date of grant; no consideration is paid to the Company for the granting of the
option.

As of December 31, 1996, the Company had outstanding under the Directors'
Plan options to purchase an aggregate of 99,756 Common Shares at $11 per Common
Share and 3,773 Common Shares at $10 per Common Share. As of the date of this
Prospectus, no options under the Directors' Plan have been exercised.

<PAGE>

CERTAIN TRANSACTIONS

CONVERSION TO SELF-ADMINISTRATION

Before October 1, 1996, the Company operated as an "externally-advised" and
"externally-managed" REIT. Cornerstone Advisors, Inc. served as the advisor to
the Company, Cornerstone Management Group, Inc. served as the manager of the
Properties, and property acquisition services were provided to the Company by
Cornerstone Realty Group, Inc. Glade M. Knight, Chairman and Chief Executive
Officer of the Company, owned all of the stock of Cornerstone Advisors, Inc.,
Cornerstone Management Group, Inc. and Cornerstone Realty Group, Inc.
(collectively, the "External Companies"). By agreement among Mr. Knight, Stanley
J. Olander, Jr. (Chief Financial Officer of the Company) and Debra A. Jones
(Chief Operating Officer of the Company), Mr. Knight held part of the beneficial
ownership of the External Companies for the account and interest of each of Mr.
Olander and Ms. Jones.

Before October 1, 1996, the Company entered into a separate management
contract with Cornerstone Management Group, Inc. with respect to each Property
acquired. Under the terms of these agreements, the Company was obligated to pay
Cornerstone Management Group, Inc. a management fee equal to 5% of gross rental
income from the related Property plus certain expenses. Under the terms of the
advisory agreement with Cornerstone Advisors, Inc., the Company was obligated to
pay to Cornerstone Advisors, Inc. an annual advisory fee of up to 0.25% of the
Company's assets based on certain performance criteria. Under the terms of the
acquisition agreement with Cornerstone Realty Group, Inc., the Company was
obligated to pay Cornerstone Realty Group, Inc. a brokerage commission of 2% of
the gross purchase price of each Property acquired.

As of September 1, 1996, the Company agreed with the External Companies on a
series of related transactions, the effect of which was to convert the Company
into a "self-administered" and "self-managed" REIT effective October 1, 1996.
The transactions were unanimously approved by the board of directors, which
relied in part upon a "fairness opinion" issued by Arthur Andersen LLP. The
conversion was approved by the board of directors because it was determined to
be in the best interests of the Company and the shareholders for property
acquisition, property management and Company administration to be performed by
the Company's own officers and employees, rather than through contracts with the
External Companies.

To effect the conversion, the Company agreed to issue 1,400,000 Common Shares
to Cornerstone Management Group, Inc. in exchange for the assignment by such
company of all of its rights and interests in, to and under its management
agreements with the Company. On October 1, 1996, the Company issued 700,000
Common Shares, and the balance of such Common Shares will be issued on September
30, 1997. No distributions are payable with respect to the 700,000 unissued
Common Shares until they are issued. However, there are no conditions to the
issuance of the deferred Common Shares other than the passage of time.

In addition, the Company paid to Cornerstone Realty Group, Inc. and
Cornerstone Advisors, Inc. an aggregate of $1,325,000 in exchange for the
assignment by them of all of their rights and interests in the property
acquisition agreement and advisory agreement with the Company. Also on such
date, the Company paid to Cornerstone Realty Group, Inc. $100,000 and paid to
Glade M. Knight $350,000 for the personal property and building, respectively,
located at 306 East Main Street, Richmond, Virginia, which previously had served
as the principal executive office of the External Companies. This space now
serves as the principal executive office of the Company. Finally, the Company
paid approximately $138,000 to certain lenders, representing the balance owed by
Cornerstone Realty Group, Inc. on certain automobile loans, in exchange for the
conveyance of seven automobiles by it to the Company.

Mr. Knight owned all of the shares of each of the External Companies. Mr.
Knight, however, held a portion of the shares in such companies for the benefit
of Ms. Jones and Mr. Olander. Mr. Knight transferred 109,091 Common Shares and
$100,000 cash to each of these officers from the proceeds of the transactions
described above.

Immediately following the assignment by each of the External Companies of its
rights and interests in its respective agreement with the Company, the Company
terminated each such agreement. Furthermore, as of September 1, 1996, the
Company entered into employment agreements with Mr. Knight, Mr. Olander and Ms.
Jones. See "Management -- Compensation of Officers -- Employment Agreements."

<PAGE>

Although all of the foregoing transactions involving the Company were
unanimously approved by the Company's board of directors, the transactions were
not the result of arm's-length negotiations. Although the Company did obtain the
fairness opinion described above, it did not obtain independent evaluations or
appraisals of the rights and assets acquired by the Company. See "Risk Factors
- -- Purchase of Former Advisor's and Former Manager's Rights not at
Arm's-Length."

APPLE RESIDENTIAL INCOME TRUST

PURCHASE OF COMMON SHARES OF APPLE

The Company has a continuing right to own up to 9.8% of the common shares of
Apple. The Company has committed to purchase at or before the closing of the
Offering sufficient common shares of Apple so that it will own approximately
9.5% of the total common shares of Apple outstanding as of March 1, 1997.
Thereafter, the Company intends, if the board of directors of the Company
determines it is in the best interest of the Company and its shareholders, to
purchase additional common shares of Apple as of the end of each calendar
quarter so as to maintain its ownership of approximately 9.5% of the outstanding
common shares of Apple.

POSSIBLE ACQUISITION OF APPLE

The Company has a right of first refusal to purchase the properties and
business of Apple. In addition, by the end of 1997, the Company will evaluate
the acquisition of Apple and, if the board of directors of the Company
determines it is in the best interests of the Company and its shareholders,
offer to acquire Apple or its assets. While any decision to combine the Company
and Apple can be made only by the respective boards of directors, and depending
on the structure of the transaction, the respective shareholders, of the two
companies, it is the current intent of Mr. Knight and the board of directors of
the Company to seek to acquire Apple if the board of directors determines such
an acquisition is in the best interests of the Company. See "Risk Factors --
Conflict of Interest in Continuation or Enforcement of Advisory Agreement and
Property Management Agreements."

ACQUISITION, DISPOSITION, ADVISORY AND PROPERTY MANAGEMENT SERVICES

Summary. On or before the closing of the Offering, the Company will acquire
from Mr. Knight all of the assets of ARG in exchange for $350,000 in cash and
Common Shares valued at $1,650,000. The number of Common Shares issued will be
based upon the Offering Price, net of underwriting discounts and commissions,
and equals 168,971. The sole material asset of ARG is its Property
Acquisition/Disposition Agreement with Apple and the Company will succeed by
assignment to the rights, powers, benefits, duties and obligations of ARG under
the Property Acquisition/Disposition Agreement. See "Risk Factors -- Acquisition
of Assets of Apple Realty Group, Inc. Not at Arm's-Length."

ARA and ARMG provide advisory and property management services, respectively,
to Apple under an Advisory Agreement and a series of Property Management
Agreements. Pursuant to subcontract agreements, each of ARA and ARMG has
delegated its duties and obligations and assigned its rights, powers and
benefits under the agreements with Apple to the Company, and the Company has
agreed to perform all such services for Apple in exchange for all fees and
expense reimbursements payable under the agreements between Apple and ARA and
ARMG.

Acquisition and Disposition Services. Under the Property
Acquisition/Disposition Agreement, the Company will be entitled to a real estate
commission equal to 2% of the gross purchase prices of Apple's properties (net
of acquisition debt), payable by Apple in connection with each property
acquisition on or after March 1, 1997. The Company will also be entitled to a
real estate commission equal to 2% of the gross sales prices of Apple's
properties, payable by Apple in connection with each property sale if, but only
if, any such property is sold and the sales price exceeds the sum of (1) Apple's
cost basis in the property plus (2) 10% of such cost basis. The Company will not
be entitled to any disposition fee in connection with a sale of a property by
Apple to the Company or any affiliate of Mr. Knight but the

<PAGE>

Company will, in such case, be entitled to payment by Apple of its costs
incurred upon such disposition. The Property Acquisition/Disposition Agreement
has an initial term of five years ending October 31, 2001, and will renew
automatically for successive terms of five years unless either party to the
agreement elects not to renew.

Advisory Services. Pursuant to the subcontract between ARA and the Company
pertaining to the Advisory Agreement between ARA and Apple, the Company will
seek to obtain, investigate, evaluate and recommend property investment
opportunities for Apple, serve as property investment advisor and consultant in
connection with investment policy decisions made by the directors of Apple, and
subject to the direction of the directors of Apple, supervise the day-to-day
operations of Apple. The current Advisory Agreement has a one-year term ending
October 31, 1997, and is renewable annually by the directors of Apple. See "Risk
Factors -- Conflict of Interest in Continuation or Enforcement of Advisory
Agreement and Property Management Agreements." The Advisory Agreement provides
that it may be terminated at any time by a majority of the independent directors
of Apple upon 60 days written notice, and upon shorter or no notice for cause,
as defined in the agreement.

Pursuant to the subcontract pertaining to the Advisory Agreement, the Company
will be entitled to an annual asset management fee (the "Asset Management Fee").
The Asset Management Fee is payable quarterly in arrears. The amount of the
Asset Management Fee is a percentage of the gross offering proceeds that have
been received from time to time by Apple from the sale of its common shares
("Total Contributions"). The applicable percentage used to calculate the Asset
Management Fee is based on the ratio of Apple's funds from operations to Total
Contributions (such ratio, the "Return Ratio") for the preceding calendar
quarter. The per annum Asset Management Fee is equal to the following with
respect to each calendar quarter: 0.1% of Total Contributions if the Return
Ratio for the preceding calendar quarter is 6% or less; 0.15% of Total
Contributions if the Return Ratio for the preceding calendar quarter is more
than 6%, but not more than 8%; and 0.25% of Total Contributions if the Return
Ratio for the preceding calendar quarter is above 8%. At February 28, 1997,
Apple's Total Contributions were approximately $39.6 million. Apple began
operations in January 1997, and therefore has not completed a full quarter of
operations. The amount of the Asset Management Fee during any subsequent term of
the Advisory Agreement may vary from the amount payable in the previous term.

In accordance with certain state regulatory requirements applicable to Apple,
Apple's Bylaws generally prohibit Apple's operating, general and administrative
expenses, excluding depreciation and similar non-cash items and expenses of
raising capital, interest, taxes and costs related to asset acquisition,
operation and disposition ("Operating Expenses") from exceeding in any year the
greater of (a) 2% of the monthly average of the aggregate book value of Apple's
assets invested in real estate, before deducting depreciation or (b) 25% of
Apple's revenues for any period, less expenses other than depreciation or
similar non-cash items for such year. Unless the independent directors of Apple
conclude that a higher level of expenses is justified based upon unusual and
nonrecurring factors which they deem sufficient, the advisor must reimburse
Apple for the amount of any such excess. Under the subcontract related to the
Advisory Agreement, such reimbursement will be an obligation of the Company.

Apple's Bylaws further prohibit its total organization and offering expenses
(including selling commissions) from exceeding 15% of the Total Contributions,
and its total organization and offering expenses, exclusive of selling
commissions, from exceeding 3% of Total Contributions. Furthermore, the total of
all acquisition fees and acquisition expenses paid by Apple in connection with
the purchase of a property by Apple must be reasonable and must in no event
exceed an amount equal to 6% of the contract price for the property, unless a
majority of Apple's directors (including a majority of the independent
directors) not otherwise interested in the transaction approves the transaction
as being commercially competitive, fair and reasonable to Apple. Any
organizational and offering expenses or acquisition fees and acquisition
expenses incurred by Apple in excess of the permitted limits are payable by the
Company immediately upon the demand of Apple.

Property Management Services. It is expected that Apple will enter into a
Property Management Agreement with ARMG with respect to each of Apple's
residential properties at the time Apple acquires each such property. As of
February 28, 1997, Apple and ARMG had entered into Property Management

<PAGE>

Agreements for four properties totaling 1,140 apartment units. The duties,
obligations, rights, powers and benefits under existing and future Property
Management Agreements have been delegated and assigned to the Company pursuant
to a subcontract agreement.

For its services, the Company will receive a monthly Property Management Fee
equal to 5% of the monthly gross revenues of the Apple properties. The Company
will also be responsible for the accounting and financial reporting
responsibilities for each of the properties. The Company will be reimbursed for
expenses, including salaries and related overhead expenses, associated with such
accounting and financial reporting responsibilities. It is expected that each
Property Management Agreement will have an initial term of two years and
thereafter will be renewed automatically for successive two-year terms until
terminated as provided therein or until the property is sold.

COMPANY OWNERSHIP OF PREFERRED SHARES

The Company also owns 100% of the nonvoting preferred shares of ARA and ARMG.
As holder of such preferred shares, the Company owns 95% of the economic
benefits of such companies. Mr. Knight owns all of the common shares of such
companies and is entitled to 5% of the economic benefits of these companies.
Because all of the revenues of ARA and ARMG are expected to be paid to the
Company under the subcontract agreements described above, it is not expected
that ARA or ARMG will pay any dividends to its shareholders. However, because
the Company, as a REIT, is limited in the amount of fee income it can receive
(see "Federal Income Tax Considerations -- Requirements for Qualification as a
REIT"), it has the right, by notice to ARA or ARMG, to terminate its subcontract
relationship with either or both of such companies at any time. To the extent
such subcontract relationship is terminated, fees payable by Apple will be paid
to ARA or ARMG, as the case may be, and net amounts remaining from such
payments, after the payment of expenses of ARA or ARMG, including tax
liabilities of such corporations, will be available for distribution to the
shareholders of ARA or ARMG. As noted, the Company would be entitled to 95% of
any such distributions.

The Company's anticipated ownership of the common shares in Apple and
agreements to provide acquisition, advisory and property management services to
Apple are intended to enable the Company to benefit from Mr. Knight's efforts
with respect to Apple and realize benefits from investment in another market
area.

OTHER RELATIONSHIPS

Leslie A. Grandis, a director of the Company, is also a partner in McGuire,
Woods, Battle & Boothe, L.L.P., which serves as counsel to the Company. See
"Certain Legal Matters." Martin Zuckerbrod and Harry S. Taubenfeld, directors of
the Company, have in the past and will in the future provide real estate legal
services to the Company.

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FEDERAL INCOME TAX CONSIDERATIONS

The following summary of all material United States federal income tax
considerations applicable to the Company and its shareholders is based upon
current law which is subject to change, that may be retroactively applied and
alter significantly the tax considerations described herein. The following
discussion is not exhaustive of all possible tax considerations and does not
give a detailed discussion of any state, local or foreign tax considerations.
Nor does it discuss all of the aspects of federal income taxation that may be
relevant to a prospective shareholder in light of his or her particular
circumstances or to certain types of shareholders (including insurance
companies, tax-exempt entities, financial institutions or broker-dealers,
foreign corporations, and persons who are not citizens or residents of the
United States) who are subject to special treatment under the federal income tax
laws.

EACH PROSPECTIVE PURCHASER IS ADVISED TO CONSULT WITH HIS OR HER OWN TAX
ADVISOR REGARDING THE SPECIFIC TAX CONSEQUENCES TO SUCH PURCHASER OF THE
PURCHASE, OWNERSHIP, AND SALE OF SHARES OF THE COMPANY, INCLUDING THE FEDERAL,
STATE, LOCAL, FOREIGN, AND OTHER TAX CONSEQUENCES OF SUCH PURCHASE, OWNERSHIP
AND SALE, AND WITH RESPECT TO POTENTIAL CHANGES IN APPLICABLE TAX LAWS.

FEDERAL INCOME TAXATION OF THE COMPANY

The Company has elected to be treated for federal income tax purposes as a
REIT and intends to conduct its operations in a manner that will permit it to
continue so to qualify. While the Board of Directors intends to cause the
Company to operate in a manner that will enable it to comply with the REIT
requirements, there can be no certainty that such intention will be realized.
Moreover, relevant law may change so as to make compliance with one or more of
the REIT requirements difficult or impracticable. Failure to meet any of the
REIT requirements with respect to a particular taxable year could result in
termination of the Company's election to be a REIT, effective for the year of
such failure and at least the four succeeding taxable years.

The Company has not requested, and does not intend to request, a ruling from
the Service that it will qualify as a REIT. However, the Company will receive at
the closing of the Offering an opinion of its counsel, McGuire, Woods, Battle &
Boothe, L.L.P., that, based upon various assumptions and certain representations
made by the Company as to factual matters, the Company has qualified, since its
formation in 1993, currently qualifies, and will continue to qualify as a REIT
if it conducts its operations in the manner assumed therein. However, investors
should be aware that opinions of counsel are not binding upon the Service.
Furthermore, both the validity of the opinion and the continued qualification of
the Company as a REIT will depend on its continuing to meet various requirements
concerning, among other things, the ownership of its Common Shares, the nature
of its assets, the sources of its income and the amount of its distributions to
shareholders. McGuire, Woods, Battle & Boothe, L.L.P. will not review the actual
annual operating results of the Company. Accordingly, no assurance can be given
that the actual results of the Company's operation for any taxable year will
satisfy the REIT requirements.

As long as the Company qualifies as a REIT for federal income tax purposes,
it generally will not be subject to federal income tax on any income or gain
that is distributed currently to shareholders. However, any undistributed income
or gain will be taxed to the Company at regular corporate rates. In addition,
the Company may be subject to additional taxes, including but not limited to (i)
a 100% tax on certain income from any "prohibited transactions" (i.e., sales or
other dispositions of property (other than foreclosure property and certain real
estate assets held not less than four years) that is stock in trade, inventory,
or held primarily for sale to customers in the ordinary course of business),
(ii) a 100% tax on the greater of the amount, if any, by which it fails the 75%
income test or the 95% income test described below, multiplied by a fraction
intended to reflect the REIT's profitability, (iii) a tax at the highest
corporate rate on any net income relating to "dealer" activities with respect to
foreclosure property, (iv) a 4% excise tax on a portion of any undistributed
income, (v) an alternative minimum tax on any undistributed items of tax
preference, and (vi) a tax at the highest corporate rate (as provided in
Treasury Regulations that have not yet been promulgated) on the "built-in-gain"
(i.e., the excess of the fair market value at the time of acquisition by the
Company over the adjusted basis at such time) associated with a Property
acquired by the Company from a C corporation (i.e., a corporation generally
subject to full corporate-level tax) in a

<PAGE>

transaction in which the basis of the Property in the Company's hands is
determined by reference to the basis of the asset (or any other asset) in the
hands of the C corporation and the Company recognizes gain on the disposition of
such Property during the 10-year period beginning on the date on which such
Property was acquired by the Company. The results described above with respect
to the recognition of "built-in-gain" assume that the Company would make an
election pursuant to IRS Notice 88-19 if it were to make any such acquisition.

REQUIREMENTS FOR QUALIFICATION AS A REIT

In order to qualify as a REIT, the Company must satisfy a variety of tests
relating to its organization, Common Share ownership, assets, income and
distributions. Those tests are summarized below.

Organizational Requirements. A REIT is defined in the Code as: (1) a
corporation, trust or association; (2) which is managed by one or more directors
or trustees; (3) the beneficial ownership of which is evidenced by transferable
shares or by transferable certificates of beneficial interest; (4) which would
be taxable as a domestic corporation, but for Sections 856 through 860 of the
Code; (5) which is neither a financial institution nor an insurance company
subject to certain provisions of the Code; (6) the beneficial ownership of which
is held by 100 or more persons; and (7) not more than 50% in value of the
outstanding stock of which is owned during the last half of each taxable year,
directly or indirectly, by or for five or fewer individuals (as defined in the
Code to include certain entities). In addition, the organization must meet
certain income and asset tests described below. Conditions (1) to (5),
inclusive, must be met during the entire taxable year and condition (6) must be
met during at least 335 days of a taxable year of 12 months, or during a
proportionate part of a taxable year of less than 12 months.

In addition, a corporation may not elect to become a REIT unless its taxable
year is the calendar year. The Company's taxable year is the calendar year.

As a Virginia corporation, the Company satisfies the first and fourth
requirements. The Company also is managed by a board of directors. The Company
has transferable shares and does not intend to operate as a financial
institution or insurance company. Additionally, the Company has more than 100
shareholders. To assure continued compliance with the 50% diversity of ownership
requirement, the Company's Bylaws prohibit any individual investor from owning,
directly or indirectly, more than 9.8% (by value) of the outstanding Common
Shares and provide restrictions regarding the transfer of Common Shares.
Treasury Regulations require the Company to maintain records of the actual
ownership of its Common Shares. In accordance with those regulations, each year
the Company must demand from certain record shareholders written statements
which disclose information concerning the actual ownership of the Common Shares.
Any record shareholder who does not provide the Company with required
information concerning actual ownership of the Common Shares is required to
include certain specified information relating thereto in his income tax return.

Income Tests. To maintain qualification as a REIT for any taxable year, three
gross income requirements must be met annually: the "75% income test," the "95%
income test," and the "30% income test." The 75% income test requires that the
Company derive, directly or indirectly, at least 75% of its gross income
(excluding gross income from prohibited transactions) from certain real estate
related sources, which include, but are not limited to: (i) certain types of
"rents from real property," (ii) "interest" on obligations secured by mortgages
on real property or interests in real property, (iii) income or gain from real
property acquired through foreclosure or similar proceedings, (iv) gains from
the sale or other disposition of certain real property or interests in real
property that is not "dealer property" (i.e., property that is stock in trade,
inventory, or held primarily for sale to customers in the ordinary course of
business), (v) commitment fees with respect to mortgage loans, (vi) income from
stock or debt instruments that were acquired as a temporary investment of new
capital, if such income is received or accrued during the first year after the
Company receives the new capital ("qualified temporary investment income"),
(vii) dividends or other distributions on shares of other qualified REITs,
(viii) abatements and refunds of taxes on real property, and (ix) gains from the
sale or disposition of real estate assets which is not a prohibited transaction
solely by reason of Section 857(b)(6) of the Code. The 95% income test requires
that at least an additional 20% of the Company's gross income for the taxable
year consist either of income that qualifies under the 75% income test or
certain types of passive income, which include, but are not limited to: (i)

<PAGE>

dividends from companies other than REITs, (ii) interest on obligations that are
not secured by interests in real property, and (iii) gains from the sale or
other disposition of stock, securities, or real property, if such assets are not
dealer property. The 30% income test, unlike the other income tests, prescribes
a ceiling for certain types of income. The Company may not derive more than 30%
of its gross income from the sale or other disposition of (i) stock or
securities held for less than one year, (ii) property in a transaction which is
a prohibited transaction, and (iii) real property (including interests in real
property and interests in real property mortgages) held for less than four years
other than property compulsorily or involuntarily converted within the meaning
of Section 1033 of the Code or foreclosure property.

The Company expects that substantially all its gross income from its
Properties will be considered "rents from real property." Rents received by the
Company will qualify as "rents from real property" for purposes of satisfying
the income tests described above only if several conditions are met. First, the
amount of rent must not be based in whole or in part on the income or profits of
any person although rents generally will not be excluded merely because they are
based on a fixed percentage or percentages of receipts or sales. None of the
rents from Properties held by the Company are based on income or profits of a
kind that would disqualify such rents from being treated as rents from real
property. Second, rents received from a tenant will not qualify as rents from
real property if the REIT, or an owner of 10% or more of the REIT, directly or
constructively owns 10% or more of such tenant (a "Related Party Tenant"). The
Company currently does not receive rent from a Related Party Tenant and does not
anticipate receiving any rents from Related Party Tenants in the future. Third,
if rent attributable to personal property that is leased in connection with a
lease of real property is greater than 15% of the total rent received under the
lease, then the portion of rent attributable to such personal property will not
qualify as rents from real property. The Company currently does not receive and
does not anticipate receiving any rent attributable to personal property leased
in connection with a lease of real property that is or would be greater than 15%
of the total rent received under the lease. Finally, for rents to qualify as
rents from real property, the REIT generally must not operate or manage the
property or furnish or render services to the tenants of such property, other
than through an independent contractor who is adequately compensated and from
whom the REIT derives no income. However, a REIT may perform directly certain
services customary in the geographic markets in which it operates the property
and customary to the type and class of such property, provided that such
services are not services which are considered rendered to an occupant of the
property. The Company does not and does not expect in the future to perform any
services for its tenants other than services customary in the geographic market
and to the type and class of its properties.

The Company will provide certain advisory and property management services to
Apple pursuant to subcontracts between the Company and ARA and ARMG. In
addition, the Company will provide property acquisition and disposition services
to Apple under a direct agreement between the Company and Apple in exchange for
certain brokerage fees. Fees received by the Company for any such services will
be nonqualifying income for purposes of the 75% and 95% gross income tests. Any
dividends received by the Company with respect to its stock in ARA and ARMG will
be qualifying income for purposes of the 95% gross income test, but not the 75%
gross income test. In addition, each of the companies pays federal, state and
local income taxes on its taxable income. Any such taxes reduce amounts
available for distribution by such companies which in turn, reduces amounts
available for distribution to the Company's shareholders.

The term "interest" generally does not include any amount determined, in
whole or in part, on the income or profits of any person, although an amount
generally will not be excluded from the term interest solely by reason of being
based on a fixed percentage or percentages of receipts or sales.

Any gross income derived from a prohibited transaction is taken into account
in applying the 30% income test necessary to qualify as a REIT (and the net
income from that transaction is subject to a 100% tax). The term "prohibited
transaction" generally includes a sale or other disposition of property (other
than foreclosure property) that is held primarily for sale to customers in the
ordinary course of a trade or business. The Company believes that none of its
assets is held for sale to customers and that the sale of any Property will not
be in the ordinary course of business of the Company. Whether property is held
"primarily for sale to customers in the ordinary course of a trade or business"
depends, however, on the facts and circumstances in effect from time to time,
including those related to a particular property. Neverthe-

<PAGE>

less, the Company will attempt to comply with the terms of safe-harbor
provisions in the Code prescribing when asset sales will not be characterized as
prohibited transactions. Complete assurance cannot be given, however, that the
Company can comply with the safe-harbor provisions of the Code or avoid owning
Property that may be characterized as property held "primarily for sale to
customers in the ordinary course of business."

Asset Tests. At the close of each quarter of its taxable year, the Company
also must satisfy several tests relating to the nature and diversification of
its assets. First, at least 75% of the value of the Company's total assets must
be represented by real estate assets, cash, cash items (including receivables
arising in the ordinary course of the Company's operations) and government
securities. Second, not more than 25% of the Company's total assets may be
represented by securities other than those includible in the 75% asset class.
Third, of the investments included in the 25% asset class, the value of any one
issuer's securities owned by the Company may not exceed 5% of the Company's
total assets. Finally, of the investments included in the 25% asset class, the
Company may not own more than 10% of any one issuer's outstanding voting
securities. The properties in which the Company has invested and in which the
Company proposes to invest generally will qualify largely or entirely as real
estate assets under the 75% requirement described above.

The Company owns 100% of the nonvoting shares and none of the voting
securities of each of ARG, ARA and ARMG. As noted above, for the Company to
qualify as a REIT the value of the shares of each such company held by the
Company may not exceed 5% of the Company's total assets. The Company believes
that the value of its shares of each such company held by the Company does not
exceed 5% of the total value of the Company's assets. If the Service were to
successfully challenge this determination, however, the Company likely would
fail to qualify as a REIT.

Annual Distribution Requirement. To qualify as a REIT, the Company is
required to make distributions (other than capital gain dividends) to its
shareholders in an amount at least equal to (A) the sum of (i) 95% of the
Company's "REIT taxable income" (computed without regard to the dividends paid
deduction and the Company's net capital gain) and (ii) 95% of the after-tax net
income, if any, from foreclosure property, minus (B) the sum of certain items of
non-cash income. Such distributions must be paid in the taxable year to which
they relate, or in the following taxable year if declared before the Company
timely files its tax return for such year and if paid on or before the first
regular distribution date after such declaration. "REIT taxable income"
generally is computed in the same manner as taxable income of ordinary
corporations, with several adjustments, which include, but are not limited to,
the deduction allowed for dividends paid, but not for dividends received. To the
extent that the Company does not distribute all of its net capital gain or
distributes at least 95%, but less than 100%, of its REIT taxable income, as
adjusted, it will be subject to tax thereon at regular capital gains or ordinary
corporate tax rates. Finally, as discussed above, the Company may be subject to
an excise tax if it fails to meet certain other distribution requirements.

Failure to Qualify as a REIT. If the Company fails to qualify as a REIT for
any taxable year, and certain relief provisions do not apply, it will be subject
to federal income tax (including any applicable alternative minimum tax) at
regular corporate rates and will not receive deductions for distributions paid
to shareholders. As a result, the amount of after-tax earnings available for
distribution to shareholders would decrease substantially. All distributions to
shareholders would be taxable as ordinary income to the extent of current and
accumulated earnings and profits and distributions received by corporate
shareholders may be eligible for a dividends-received deduction. In addition,
the Company would not be eligible to elect REIT status for the four subsequent
taxable years, unless its failure to qualify was due to reasonable cause and not
to willful neglect, and certain other requirements were satisfied. In order to
renew its REIT qualification at the end of such a four-year period, the Company
would be required to distribute all of its current and accumulated earnings and
profits before the end of the period. Any such distributions would be taxable as
ordinary income to shareholders. In addition, the Company would be subjected to
taxation on any unrealized gain inherent in its assets at such time. If the
Company were to lose REIT status, however, it expects that it would liquidate
over the four-year period in the manner that the Board of Directors deems to be
in the best interest of the shareholders, and such liquidation likely would be
completed before the Company would be eligible to re-elect REIT status.

<PAGE>

FEDERAL INCOME TAXATION OF U.S. SHAREHOLDERS

While the Company qualifies for taxation as a REIT, distributions made to the
Company's shareholders from current or accumulated earnings and profits (and not
designated as capital gain dividends) will be includible by U.S. Shareholders as
ordinary income for federal income tax purposes. A "U.S. Shareholder" means a
holder of Common Shares that (for United States federal income tax purposes) is
(i) a citizen or resident of the United States, (ii) a corporation, partnership
or other entity created or organized in or under the laws of the United States
or of any political subdivision thereof, or (iii) an estate or trust, the income
of which is subject to United States federal income taxation regardless of its
source (except, with respect to the tax year of any trust that begins after
December 31, 1996, a trust whose administration is subject to the primary
supervision of a United States court and which has one or more United States
fiduciaries who have authority to control all substantial decisions of the
trust). None of these distributions will be eligible for the dividends-received
deduction for corporate shareholders. Distributions that are designated as
capital gain dividends will be taxed as long-term capital gains (to the extent
they do not exceed the Company's actual net capital gain for the taxable year)
without regard to the period for which the shareholder has held his or her
Shares in the Company. Corporate shareholders, however, may be required to treat
up to 20% of certain capital gain dividends as ordinary income.

Distributions in excess of current and accumulated earnings and profits will
not be taxable to a U.S. Shareholder to the extent that they do not exceed the
adjusted basis of the shareholder's Common Shares. U.S. Shareholders will be
required to reduce the tax basis of their Shares by the amount of such
distributions until such basis has been reduced to zero, after which such
distributions will be taxable as capital gain (ordinary income in the case of a
shareholder who holds its Shares as a dealer). The tax basis as so reduced will
be used in computing the capital gain or loss, if any, realized upon sale of the
Common Shares. Any loss upon a sale or exchange of Shares by a U.S. Shareholder
who held such Common Shares for six months or less (after applying certain
holding period rules) generally will be treated as a long-term capital loss to
the extent that such shareholder previously received capital gain distributions
with respect to such Shares. All or a portion of any loss realized upon a
taxable disposition of Common Shares of the Company may be disallowed if other
Common Shares of the Company are purchased (under a dividend reinvestment plan
or otherwise) within 30 days before or after the disposition.

Shareholders may not include in their individual federal income tax returns
any net operating losses or capital losses of the Company. In addition, any
distribution declared by the Company in October, November, or December of any
year and payable to a shareholder of record on a specified date in any such
month shall be treated as both paid by the Company and received by the
shareholder on December 31 of such year, provided that the distribution is
actually paid by the Company no later than January 31 of the following year. The
Company may be required to withhold a portion of capital gain distributions to
any shareholders who fail to certify their non-foreign status to the Company.

INVESTMENT BY TAX-EXEMPT ENTITIES

Tax-exempt entities, including qualified employee pension and profit sharing
trusts, Keogh Plan trusts and individual retirement accounts ("Exempt
Organizations"), generally are exempt from federal income taxation. However,
they are subject to taxation on their unrelated business taxable income
("UBTI"). While many investments in real estate generate UBTI, the Service has
ruled that distributions by a REIT to an exempt employee pension trust do not
constitute UBTI. Based on such ruling and assuming the Company conducts its
activities as a REIT as described in this Prospectus, amounts distributed by the
Company to Exempt Organizations generally should not constitute UBTI. However,
if an Exempt Organization finances the acquisition of its Common Shares, a
portion of its income from the Company may constitute UBTI pursuant to the
"debt-financed property" rules under Section 514 of the Code.

Qualified pension trusts that hold more than 10% (by value) of the shares of
a REIT may be required to treat a percentage of REIT distributions as UBTI. The
requirement applies only if (i) the qualification of the REIT depends upon the
application of a "look-through" exception to the restriction on the holding of
REIT shares by five or fewer individuals, including qualified trusts, (ii) the
REIT is "predominantly held" by qualified trusts, and (iii) at least 5% of the
REIT's gross income is derived from an unrelated trade or business (determined
as if the REIT were a qualified pension trust). A REIT would be predominantly
held

<PAGE>

by qualified trusts if either (i) a single qualified trust held more than 25% by
value of the interests in the REIT or (ii) one or more qualified trusts, each
owning more than 10% by value, held in the aggregate more than 50% of the
interests in the REIT. The percentage of any distribution paid (or treated as
paid) to the qualified trust that will be treated as UBTI is determined by the
amount of UBTI earned by the REIT (treating the REIT as if it were a qualified
trust, and therefore subject to tax on UBTI) as a percentage of the total gross
income of the REIT. For these purposes, a qualified trust is any trust defined
under Section 401(a) of the Code and exempt from tax under Section 501(a) of the
Code. The Company does not anticipate that it will be predominantly held by
qualified trusts.

NON-U.S. SHAREHOLDERS

The rules governing United States federal income taxation of nonresident
alien individuals, foreign corporations, foreign partnerships and other foreign
shareholders (collectively, "Non-U.S. Shareholders") are complex. This
discussion does not attempt to provide more than a summary of such rules.
Prospective Non-U.S. Shareholders should consult with their own tax advisors to
determine the impact of federal, state, and local income tax laws with regard to
an investment in the Common Shares, including any reporting requirements, as
well as the tax treatment of such an investment under the laws in their country
of residence.

Distributions that are not attributable to gain from sales or exchanges by
the Company of United States real property interests and not designated by the
Company as capital gain dividends will be treated as dividend distributions and
as ordinary income to the extent of current or accumulated earnings and profits
of the Company. Such distributions ordinarily will be subject to a withholding
tax equal to 30% of the gross amount of the distribution unless an applicable
tax treaty reduces or eliminates that tax. However, if income from the
investment in the Common Shares is treated as effectively connected with the
Non-U.S. Shareholder's conduct of a United States trade or business, the
Non-U.S. Shareholder generally will be subject to a tax at graduated rates, in
the same manner as U.S. Shareholders are taxed with respect to such
distributions (and may also be subject to the 30% branch profits tax in the case
of a Shareholder that is a foreign corporation). The Company expects to withhold
United States income tax at the rate of 30% on the gross amount of any such
distributions paid to a Non-U.S. Shareholder unless (i) a lower treaty rate
applies and an appropriate Form 1001 has been filed with the Company or (ii) the
Non-U.S. Shareholder files an Internal Revenue Service Form 4224 with the
Company claiming that the distribution is effectively connected income. Proposed
Treasury Regulations would modify the manner in which the Company complies with
the withholding regulations. Distributions in excess of current and accumulated
earnings and profits of the Company will not be taxable to a Shareholder to the
extent that they do not exceed the adjusted basis of the Shareholder's Common
Shares but rather will reduce the adjusted basis of such Common Shares. To the
extent that such distributions exceed the adjusted basis of a Non-U.S.
Shareholder's Common Shares, the excess will give rise to tax liability if the
Non-U.S. Shareholder otherwise would be subject to tax on any gain from the sale
or disposition of his or her Common Shares in the Company, as described below.
If it cannot be determined at the time a distribution is made whether or not
such distribution will be in excess of current and accumulated earnings and
profits, the distributions will be subject to withholding at the same rate as
dividends. However, amounts thus withheld are refundable if it is subsequently
determined that such distribution was, in fact, in excess of current and
accumulated earnings and profits of the Company. The Small Business Job
Protection Act of 1996 requires the Company to withhold 10% of any distribution
in excess of the Company's current and accumulated earnings and profits.
Consequently, to the extent that the Company does not withhold at a rate of 30%
on the entire amount of any distribution, any portion of any distribution not
subject to such withholding will be subject to withholding at a rate of 10%.

For any year in which the Company qualifies as a REIT, distributions that are
attributable to gain from sales or exchanges by the Company of United States
real property interests will be taxed to a Non-U.S. Shareholder under the
provisions of the Foreign Investment in Real Property Tax Act of 1980
("FIRPTA"). Under FIRPTA, these distributions are taxed to a Non-U.S.
Shareholder as if such gain were effectively connected with a United States
business. Thus, Non-U.S. Shareholders would be taxed at the normal capital gain
rates applicable to U.S. Shareholders (subject to applicable alternative minimum
tax and a special alternative minimum tax in the case of nonresident alien
individuals). Also, distributions subject to

<PAGE>

FIRPTA may be subject to a 30% branch profits tax in the hands of a foreign
corporate Shareholder not entitled to treaty exemption. The Company is required
by applicable Treasury Regulations to withhold 35% of any distribution that
could be designated by the Company as a capital gain dividend. This amount is
creditable against the Non-U.S. Shareholder's FIRPTA tax liability.

Gain recognized by a Non-U.S. Shareholder upon a sale of Common Shares
generally will not be taxed under FIRPTA if the Company is a "domestically
controlled REIT," defined generally as a REIT in which at all times during a
specified testing period less than 50% in value of the stock was held directly
or indirectly by foreign persons. It is currently anticipated that the Company
will be a "domestically controlled REIT" and, therefore, the sale of the Common
Shares will not be subject to taxation under FIPPTA. However, no assurance can
be given that the Company will be a "domestically controlled REIT." Gain not
subject to FIRPTA will be taxable to a Non-U.S. Shareholder if (i) investment in
the Common Shares is effectively connected with the Non-U.S. Shareholder's
United States trade or business, in which case the Non-U.S. Shareholder will be
subject to the same treatment as U.S. Shareholders with respect to such gain, or
(ii) the Non-U.S. Shareholder is a nonresident alien individual who was present
in the United States for 183 days or more during the taxable year and has a "tax
home" in the United States, in which case the nonresident alien individual will
be subject to a 30% tax on the individual's capital gains. If the gain on the
sale of Common Shares were to be subject to taxation under FIRPTA, the Non-U.S.
Shareholder will be subject to the same treatment as U.S. Shareholders with
respect to such gain (subject to applicable alternative minimum tax and a
special alternative minimum tax in the case of nonresident alien individuals),
except that the purchaser of such Common Shares may be required to withhold a
portion of the proceeds against such tax liability. In addition, distributions
that are treated as gain from the disposition of Common Shares and are subject
to tax under FIRPTA may also be subject to a 30% branch profits tax when made to
a foreign corporate Shareholder that is not entitled to treaty exemptions.

THE FOREGOING DISCUSSION DOES NOT PURPORT TO DESCRIBE ANY FOREIGN TAX
CONSEQUENCES OF AN INVESTMENT IN THE COMPANY. NON-U.S. SHAREHOLDERS ARE URGED TO
CONSULT THEIR OWN TAX ADVISORS WITH RESPECT TO ALL TAX ASPECTS OF AN INVESTMENT
IN THE COMPANY.

BACKUP WITHHOLDING

The Company will report to its U.S. Shareholders and the Service the amount
of distributions paid during each calendar year and the amount of tax withheld,
if any. Under the backup withholding rules, a shareholder may be subject to
backup withholding at the rate of 31% with respect to distributions paid unless
such holder (i) is a corporation or comes within certain other exempt categories
and, when required, demonstrates this fact or (ii) has provided a correct
taxpayer identification number, certifies as to no loss of exemption from backup
withholding, and otherwise complies with applicable requirements of the backup
withholding rules. A shareholder that does not provide the Company with a
correct taxpayer identification number may also be subject to penalties imposed
by the Service. Any amount paid as backup withholding will be creditable against
the shareholder's income tax liability. In addition, the Company may be required
to withhold a portion of capital gain distributions to any Shareholders who fail
to certify their nonforeign status to the Company. The Service issued proposed
regulations in April 1996 regarding the backup withholding rules as applied to
Non-U.S. Shareholders. The proposed regulations would alter the current system
of backup withholding compliance. See "- Non-U.S. Shareholders."

STATE AND LOCAL TAXES

Even if the Company qualifies on a continuing basis as a REIT for federal
income tax purposes, the Company and its shareholders may be subject to certain
state and local taxes. This Prospectus does not purport to describe any state or
local tax consequences of an investment in the Company. State and local tax
treatment of the Company and the shareholders may differ substantially from the
federal income tax treatment described in this summary. CONSEQUENTLY, EACH
PROSPECTIVE SHAREHOLDER SHOULD CONSULT WITH HIS OR ITS OWN TAX ADVISOR WITH
REGARD TO THE STATE AND LOCAL TAX CONSEQUENCES OF AN INVESTMENT IN THE COMPANY.

<PAGE>

ERISA CONSIDERATIONS

The Employee Retirement Income Security Act of 1974, as amended ("ERISA"),
imposes certain fiduciary responsibilities and other requirements regarding the
assets of an employee benefit plan ("Plan Assets"). For example, ERISA requires
that all Plan Assets shall be held in trust, that the plan shall avoid certain
prohibited transactions involving Plan Assets, and that investment management
responsibilities with respect to Plan Assets may be delegated only in certain
permitted manners. Although the matter is not entirely free from doubt, under
the relevant Department of Labor Regulations, the assets of the Company are not
expected to constitute Plan Assets because, subject to certain factual
determinations, the Shares should be treated as "publicly offered securities,"
i.e., securities that are widely held, freely transferable, and registered under
certain federal securities laws. In addition, the Company's assets would not
constitute Plan Assets to the extent that at least 75% of the Common Shares are
held, at all times, by investors other than "benefit plan investors." The term
"benefit plan investors" generally includes qualified employee pension or profit
sharing trusts and Keogh Plan trusts ("Employee Trusts"), individual retirement
accounts ("IRAs"), and certain other entities.

The assets of the Company are expected to be exempt from the Plan Asset rules
for the reasons set forth above. However, this determination is based, in part,
on facts that cannot be ascertained at the present time. Consequently, there can
be no assurance that the Company's assets will not be treated as Plan Assets at
any given time. Nevertheless, the Company will use its best efforts to qualify
its assets for exemption from the Plan Asset rules.

In considering the purchase of Shares and the number of Shares to be
purchased, a fiduciary with respect to an Employee Trust or other entity subject
to ERISA should consider, in addition to the foregoing, whether the investment
will satisfy: (i) the prudence requirement of Section 404(a)(1)(B) of ERISA,
considering the nature of an investment in, and the compensation structure of,
the Company; (ii) the diversification requirement of Section 404(a)(1)(C) of
ERISA; and (iii) the requirements that the fiduciary provide benefits for the
Plan participants and beneficiaries and value Plan Assets annually.

In considering the purchase of Shares, a fiduciary with respect to an
Employee Trust should consider the trust requirement of ERISA. In addition, a
custodian or trustee of an IRA should consider the Code's prohibition against
the commingling of IRA assets with other Property. Section 403(a) of ERISA
generally provides that the assets of employee benefit plans must be held in
trust. Section 408(a)(5) of the Code provides that an IRA must prohibit the
commingling of IRA assets with other Property. The Department of the Treasury
and the Service have not issued any rulings or regulations that provide guidance
on the identification of the assets of an IRA for purposes of Section 408(a)(5)
of the Code.

Shares may not be purchased with Plan Assets by an Employee Trust or IRA with
respect to which the Board of Directors or any of their affiliates (i) regularly
gives investment advice, (ii) provides management services on a discretionary
basis, (iii) has an agreement, either written or unwritten, under which
information, recommendations, and advice used as a primary basis for investment
decisions is provided, (iv) has an agreement or understanding, either written or
unwritten, under which individualized investment advice is given, or (v) is
otherwise a fiduciary within the meaning of Section 3(21) of ERISA.

<PAGE>

UNDERWRITING

Subject to the terms and conditions of the Underwriting Agreement, the
Underwriters named below (the "Underwriters") have severally agreed to purchase
from the Company the following respective numbers of Shares at the initial
public offering price less the underwriting discounts and commissions set forth
on the cover page of this Prospectus:

NUMBER OF
UNDERWRITER SHARES
------------ ------------
Alex. Brown & Sons Incorporated .................. 750,000
Branch, Cabell & Co............................... 750,000
Friedman, Billings, Ramsey & Co., Inc............. 750,000
Interstate/Johnson Lane Corporation .............. 750,000
Dean Witter Reynolds Inc.......................... 90,000
Donaldson, Lufkin & Jenrette Securities
Corporation.................................... 90,000
A.G. Edwards & Sons, Inc.......................... 90,000
Goldman, Sachs & Co............................... 90,000
Lehman Brothers Inc............................... 90,000
Merrill Lynch, Pierce, Fenner & Smith
Incorporated................................... 90,000
Morgan Stanley & Co. Incorporated................. 90,000
PaineWebber Incorporated.......................... 90,000
Prudential Securities Incorporated................ 90,000
Smith Barney Inc.................................. 90,000
EVEREN Securities, Inc............................ 60,000
Jefferies & Company............................... 60,000
Edgar M. Norris & Co. Inc......................... 60,000
Ormes Capital Markets, Inc........................ 60,000
Pennsylvania Merchant Group Ltd................... 60,000
Raymond James & Associates, Inc................... 60,000
Sands Brothers & Co., Ltd......................... 60,000
Scott & Stringfellow, Inc......................... 60,000
The Seidler Companies Incorporated................ 60,000
Tucker Anthony Incorporated....................... 60,000
---------
Total........................................... 4,500,000
=========

The Underwriting Agreement provides that the obligations of the Underwriters
are subject to certain conditions precedent and that the Underwriters will
purchase all Shares offered hereby if any such Shares are purchased.

The Company has been advised by the Underwriters that the Underwriters will
offer the Shares to the public at the initial public offering price set forth on
the cover page of this Prospectus and to certain dealers at such price less a
concession not in excess of $0.63 per Share. The Underwriters may allow, and
such dealers may reallow, a concession not in excess of $0.10 per Share to
certain other dealers. After the Offering, the offering price and the other
selling terms may be changed by the Representatives of the Underwriters.

The Company has granted to the Underwriters an option, exercisable not later
than 30 days after the date of this Prospectus, to purchase up to 675,000
additional Shares at the public offering price less the underwriting discounts
and commissions set forth on the cover page of this Prospectus. To the extent
that the Underwriters exercise such option, each of the Underwriters will have a
firm commitment to purchase approximately the same percentage thereof that the
number of Shares to be purchased by it shown in the above table bears to
675,000, and the Company will be obligated, pursuant to the option, to sell such
Shares to the Underwriters. The Underwriters may exercise such option only to
cover over-allotments made in connection with the sale of Shares offered hereby.
If purchased, the Underwriters will offer such additional Shares on the same
terms as those on which the 675,000 Shares are being offered.

The Company has agreed to indemnify the Underwriters against certain
liabilities, including liabilities under the Securities Act of 1933, as amended.

<PAGE>

The Company and each of its executive officers and directors have agreed not
to offer, sell, contract to sell or otherwise issue or dispose of any Common
Shares or options to purchase Common Shares (except for issuances by the Company
pursuant to the Company's Stock Incentive Plans and Dividend Reinvestment and
Share Purchase Plan and any issuances of Common Shares in connection with an
acquisition of any properties) for a period of 12 months after the date of this
Prospectus without the prior written consent of Alex. Brown & Sons Incorporated,
which consent will not be unreasonably withheld.

The Underwriters have advised the Company that they do not intend to confirm
sales to any account over which they exercise discretionary authority.

Prior to the Offering, there has been no public trading market for the Common
Shares. Consequently, the initial public offering price has been determined by
negotiation between the Company and the Underwriters. Among the factors
considered in such negotiations were prevailing market conditions, the results
of operations of the Company in recent periods, the previous best-efforts public
offering prices of the Common Shares, dividend yields and price-earnings ratios
of publicly traded REITs that the Company and the Underwriters believe to be
comparable to the Company, estimates of business potential and earnings
prospects of the Company, the current state of the real estate market in the
Company's primary markets, and the economy as a whole.

All of the Company's Common Shares have been approved for listing on the
NYSE, subject to official notice of issuance, under the symbol "TCR."

Alex. Brown & Sons Incorporated will be paid an aggregate amount equal to
1.00% of the gross Offering proceeds for certain structuring and advisory
services in connection with the transactions described herein.

Until the distribution of the Common Shares is completed, rules of the
Commission may limit the ability of the Underwriters and certain selling group
members to bid for and purchase Common Shares. As an exception to these rules,
the Underwriters are permitted to engage in certain transactions that stabilize
the price of the Common Shares. Such transactions may consist of bids or
purchases for the purpose of pegging, fixing or maintaining the price of the
Common Shares.

If the Underwriters create a short position in the Common Shares in
connection with the Offering (i.e., if they sell more Common Shares than are set
forth on the cover page of this Prospectus), the Underwriters may reduce that
short position by purchasing Common Shares in the open market. The Underwriters
also may elect to reduce any short position by exercising all or part of the
over-allotment option described herein.

The Underwriters also may impose a penalty bid on certain selling group
members. This means that if the Underwriters purchase Common Shares in the open
market to reduce the Underwriters' short position or to stabilize the price of
the Common Shares, they may reclaim the amount of the selling concession from
the selling group members who sold those shares as part of the Offering.

In general, purchase of a security for the purpose of stabilization or to
reduce a syndicate short position could cause the price of the security to be
higher than it might otherwise be in the absence of such purchases. The
imposition of a penalty bid might have an effect on the price of a security to
the extent that it were to discourage resales of the security by purchasers in
the Offering.

Neither the Company nor any of the Underwriters makes any representation or
prediction as to the direction or magnitude of any effect that the transactions
described above may have on the price of the Common Shares. In addition, neither
the Company nor any of the Underwriters makes any representation that the
Underwriters will engage in such transactions or that such transactions, once
commenced, will not be discontinued without notice.

REPORTS TO SHAREHOLDERS

Financial information contained in all reports to shareholders will be
prepared in accordance with generally accepted accounting principles. The annual
report, which will contain financial statements audited by a nationally
recognized accounting firm, will be furnished within 120 days following the
close of each fiscal year.

<PAGE>

EXPERTS

The financial statements of Cornerstone Realty Income Trust, Inc. at December
31, 1996 and 1995, and for each of the three years in the period ended December
31, 1996, appearing in this Prospectus and Registration Statement have been
audited by Ernst & Young LLP, independent auditors, as set forth in their report
thereon appearing elsewhere herein, and are included in reliance upon such
report given upon the authority of such firm as experts in accounting and
auditing.

The financial statements of Cornerstone Realty Income Trust, Inc. at December
31, 1996 and 1995 and for each of the three years ended December 31, 1996,
incorporated by reference (including the schedule appearing therein) in
Cornerstone Realty Income Trust, Inc.'s Annual Report (Form 10-K) for the year
ended December 31, 1996, have been audited by Ernst & Young LLP, independent
auditors, as set forth in their reports thereon included and incorporated by
reference therein and incorporated herein by reference. Such financial
statements are incorporated herein by reference in reliance upon such report
given upon the authority of such firm as experts in accounting and auditing.

Certain Statements of Income and Direct Operating Expenses of properties,
incorporated by reference herein, have been incorporated herein in reliance on
the report of L.P. Martin & Company, P.C., independent certified public
accountants, also incorporated by reference herein, and upon the authority of
said firm as experts in accounting and auditing.

CERTAIN LEGAL MATTERS

The legality of the Shares offered hereby and certain federal income tax
matters as set forth under "Risk Factors -- Federal Income Tax Risks" and
"Federal Income Tax Considerations" will be passed upon for the Company by
McGuire, Woods, Battle & Boothe, L.L.P., Richmond, Virginia. McGuire, Woods,
Battle & Boothe, L.L.P. also acts as counsel to Mr. Knight and certain of his
affiliates. Leslie A. Grandis, a partner in McGuire, Woods, Battle & Boothe,
L.L.P., is a director of the Company. As of the date of this Prospectus, Mr.
Grandis owns 654 Common Shares and holds options to purchase 11,762 Common
Shares. See "Management." Certain legal matters will be passed upon for the
Underwriters by Hunton & Williams, Richmond, Virginia.

AVAILABLE INFORMATION

The Company, with principal executive offices at 306 East Main Street,
Richmond, Virginia 23219, telephone number (804) 643-1761, is subject to the
informational requirements of the Securities Exchange Act of 1934, as amended
(the "Exchange Act"), and in accordance therewith files reports, proxy
statements and other information with the Securities and Exchange Commission
(the "Commission"). Reports, proxy statements and other information filed by the
Company can be inspected and copied at the public reference facilities
maintained by the Commission at Room 1024, Judiciary Plaza, 450 Fifth Street,
N.W., Washington, D.C. 20549, and at the following regional offices of the
Commission: Seven World Trade Center, Suite 1300, New York, New York, 10048; and
500 West Madison Street, Suite 1400, Chicago, Illinois 60661. Copies of such
material can also be obtained from the Public Reference Section of the
Commission at Judiciary Plaza, 450 Fifth Street, N.W., Washington, D.C. 20549,
at prescribed rates. The Company files reports, proxy statements and other
information with the Commission electronically. The Commission maintains a Web
site that contains reports, proxy and information statements and other
information regarding registrants that file electronically with the Commission.
The address of the Web site is: http://www.sec.gov.

The Company has filed with the Commission, 450 Fifth Street, N.W.,
Washington, D.C. 20549, a Registration Statement on Form S-3 (the "Registration
Statement") under the Securities Act of 1933, as amended, with respect to the
securities offered hereby. This Prospectus does not contain all the information
set forth in the Registration Statement, certain items of which are contained in
schedules and exhibits to the Registration Statement as permitted by the rules
and regulations of the Commission. For further information, reference is hereby
made to the Registration Statement, including the schedules and exhibits filed
as a part thereof, which may be obtained from the Commission upon payment of the
fees prescribed by the Commission.

<PAGE>

INCORPORATION OF CERTAIN INFORMATION BY REFERENCE

The Company's Annual Report on Form 10-K for the year ended December 31,
1996, the Company's Current Report on Form 8-K dated October 31, 1996 (including
Amendment No. 1 thereto on Form 8-K/A), and the Company's Registration
Statements on Form 8-A under the Exchange Act, each of which has been filed by
the Company with the Commission, are incorporated herein by reference.

All documents filed by the Company with the Commission pursuant to Section
13(a), 13(c), 14 or 15(d) of the Exchange Act after the date of this Prospectus
and prior to the termination of the Offering shall be deemed to be incorporated
by reference in this Prospectus and to be a part hereof from the date of filing
of such documents. Any statement contained herein or in a document incorporated
or deemed to be incorporated by reference in this Prospectus shall be deemed to
be modified or superseded for purposes of this Prospectus to the extent that a
statement contained herein or in any other subsequently filed document which
also is or is deemed to be incorporated by reference herein modifies or
supersedes such statement. Any such statement so modified or superseded shall
not be deemed, except as so modified or superseded, to constitute a part of this
Prospectus.

Information relating to the Company contained in this Prospectus summarizes,
is based upon, or refers to, information and financial statements contained in
one or more of the documents incorporated by reference herein; accordingly, such
information contained herein is qualified in its entirety by reference to such
documents and should be read in conjunction therewith.

THE COMPANY WILL PROVIDE WITHOUT CHARGE TO EACH PERSON TO WHOM THIS
PROSPECTUS IS DELIVERED, UPON WRITTEN OR ORAL REQUEST OF SUCH PERSON, A COPY OF
ANY DOCUMENT INCORPORATED BY REFERENCE IN THIS PROSPECTUS, OTHER THAN EXHIBITS
TO ANY SUCH DOCUMENT UNLESS SUCH EXHIBITS ARE SPECIFICALLY INCORPORATED BY
REFERENCE INTO THE INFORMATION IN THIS PROSPECTUS. REQUESTS FOR SUCH DOCUMENTS
SHOULD BE DIRECTED TO CORNERSTONE REALTY INCOME TRUST, INC., 306 EAST MAIN
STREET, RICHMOND, VIRGINIA 23219, ATTENTION: INVESTOR RELATIONS (TELEPHONE
NUMBER (804) 643-1761).

<PAGE>

INDEX TO FINANCIAL STATEMENTS

<TABLE>
<CAPTION>
PAGE
------
<S> <C>
Report of Independent Auditors................................................................. F-1

Balance Sheets as of December 31, 1995 and December 31, 1996................................... F-3

Statements of Operations for Years Ended December 31, 1994, December 31, 1995 and
December 31, 1996............................................................................. F-4

Statements of Shareholders' Equity for Years Ended December 31, 1994, December 31, 1995 and
December 31, 1996............................................................................. F-5

Statements of Cash Flows for Years Ended December 31, 1994, December 31, 1995 and
December 31, 1996............................................................................. F-6

Notes to Financial Statements.................................................................. F-7

Unaudited Pro Forma Balance Sheet as of December 31, 1996...................................... F-15

Unaudited Pro Forma Statement of Operations for Year Ended December 31, 1996 .................. F-16

Notes to Unaudited Pro Forma Statement of Operations for Year Ended December 31, 1996 ......... F-19

</TABLE>

F-1

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
INDEPENDENT AUDITORS' REPORT

The Board of Directors and Shareholders
Cornerstone Realty Income Trust, Inc.

We have audited the accompanying balance sheets of Cornerstone Realty Income
Trust, Inc. as of December 31, 1996 and 1995, and the related statements of
operations, shareholders' equity, and cash flows for each of the three years in
the period ended December 31, 1996. These financial statements are the
responsibility of the Company's management. Our responsibility is to express an
opinion on these financial statements based on our audits.

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

In our opinion, the financial statements referred to above present fairly, in
all material respects, the financial position of Cornerstone Realty Income
Trust, Inc. at December 31, 1996 and 1995, and the results of its operations and
its cash flows for each of the three years in the period ended December 31,
1996, in conformity with generally accepted accounting principles.

As discussed in Note 1 to the financial statements, in 1996 the company
changed its method of accounting for impairment of long-lived assets and
long-lived assets held for disposition.

Richmond, Virginia Ernst & Young LLP
January 24, 1997

F-2

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
BALANCE SHEETS

<TABLE>
<CAPTION>
AS OF DECEMBER 31,
----------------------
1995 1996
---- ----
<S> <C> <C>
ASSETS

Investment in rental property

Land........................................................... $ 19,852,544 $ 46,980,280
Building....................................................... 96,862,036 250,705,667
Property improvements.......................................... 10,627,687 26,640,085
Furniture and fixtures......................................... 2,354,180 5,389,821
-------------- --------------
129,696,447 329,715,853
Less accumulated depreciation.................................. (4,254,974) (12,323,037)
-------------- --------------
125,441,473 317,392,816
Cash and cash equivalents....................................... 7,073,147 3,182,651
Prepaid expenses................................................ 167,152 557,544
Other assets.................................................... 499,260 1,737,563
-------------- --------------
7,739,559 5,477,758
-------------- --------------
Total Assets.................................................... $133,181,032 $322,870,574
============== ==============
LIABILITIES AND SHAREHOLDERS' EQUITY

Liabilities

Notes payable.................................................. $ 8,300,000 $ 55,403,000
Accrued payable-related party.................................. -- 7,297,093
Accounts payable............................................... 555,691 2,087,673
Accrued expenses............................................... 1,257,231 1,366,853
Rents received in advance...................................... 129,648 491,928
Tenant security deposits....................................... 784,042 1,654,322
-------------- --------------
11,026,612 68,300,869
Shareholders' Equity

Common stock, no par value, authorized 50,000,000 shares;
issued and outstanding 12,754,331 shares (in 1995) and
28,141,509 shares (in 1996) ................................... 123,771,504 276,269,539
Deferred compensation........................................... (77,000) (55,000)
Distributions greater than net income........................... (1,540,084) (21,644,834)
-------------- --------------
122,154,420 254,569,705
-------------- --------------
Total Liabilities and Shareholders' Equity...................... $133,181,032 $322,870,574
============== ==============

</TABLE>

See accompanying notes to financial statements.

F-3

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
STATEMENTS OF OPERATIONS

<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
------------------------------------------
1994 1995 1996
------------- ------------- --------------
<S> <C> <C> <C>
REVENUE
Rental income................................ $8,177,576 $16,300,821 $40,352,955
EXPENSES
Utilities.................................... 973,598 1,773,648 3,870,541
Repairs and maintenance...................... 971,376 2,042,819 4,203,180
Taxes and insurance.......................... 644,239 1,201,812 3,275,422
Property management fees..................... 455,650 896,521 1,243,215
Property management ......................... 94,455 181,166 741,257
Advertising.................................. 189,111 378,089 1,126,295
General and administrative................... 717,049 609,969 1,495,528
Amortization and other depreciation.......... 30,628 30,564 47,133
Depreciation of real estate.................. 1,210,818 2,788,818 8,068,063
Other operating expenses..................... 566,228 1,020,242 2,638,183
Other........................................ 48,607 81,910 151,537
Management contract termination.............. -- -- 16,526,012
------------- ------------- --------------
Total expenses................................ 5,901,759 11,005,558 43,386,366
------------- ------------- --------------
Income (loss) before interest income
(expense).................................... 2,275,817 5,295,263 (3,033,411)
Interest income............................... 110,486 226,555 287,344
Interest expense.............................. -- (292,103) (1,423,782)
------------- ------------- --------------
Net income (loss)............................. $2,386,303 $ 5,229,715 $(4,169,849)
============= ============= ==============
Net income (loss) per share................... $ 0.60 $ 0.64 $ (0.21)
============= ============= ==============
Cash distributions per share.................. $ .89 $ .96 $ .99
============= ============= ==============
Weighted average number of shares
outstanding.................................. 4,000,558 8,176,803 20,210,432
============= ============= ==============

</TABLE>

See accompanying notes to financial statements.

F-4

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
STATEMENTS OF SHAREHOLDERS' EQUITY

COMMON STOCK DISTRIBUTIONS
(GREATER) TOTAL
NUMBER DEFERRED LESS THAN SHAREHOLDERS'
OF SHARES AMOUNT COMPENSATION NET INCOME EQUITY
--------- ------ ------------ ---------- ------
<S> <C> <C> <C> <C> <C>
Balance at December 31, 1993......................... 2,995,210 $ 27,953,693 $ -- $ 137,219 $ 28,090,912
Net proceeds from the sale of shares................. 2,294,773 22,223,000 -- -- 22,223,000
Net income........................................... -- -- -- 2,386,303 2,386,303
Shares issued to Cornerstone Realty Advisors, Inc. .. 40,000 440,000 -- -- 440,000
Cash distributions declared and paid to shareholders
($.8855 per share).................................. -- -- -- (2,977,136) (2,977,136)
Shares issued through reinvestment of distributions . 128,665 1,273,784 -- -- 1,273,784
------------ -------------- -------------- --------------- ---------------

Balance at December 31, 1994......................... 5,458,648 51,890,477 -- (453,614) 51,436,863
Net proceeds from the sale of shares................. 6,930,567 68,255,383 -- -- 68,255,383
Net income........................................... -- -- -- 5,229,715 5,229,715
Cash distributions declared and paid to shareholders
($.9575 per share).................................. -- -- -- (6,316,185) (6,316,185)
Restricted stock grant............................... 10,000 110,000 (110,000) -- --

Amortization of deferred compensation................ -- -- 33,000 -- 33,000
Shares issued through reinvestment of distributions . 355,116 3,515,644 -- -- 3,515,644
------------ -------------- -------------- --------------- ---------------

Balance at December 31, 1995......................... 12,754,331 123,771,504 (77,000) (1,540,084) 122,154,420
Net proceeds from the sale of shares................. 13,816,973 136,183,048 -- -- 136,183,048
Net loss............................................. -- -- -- (4,169,849) (4,169,849)
Cash distributions declared and paid to shareholders
($.9930 per share).................................. -- -- -- (15,934,901) (15,934,901)
Shares issued in connection with management contract
termination ......................................... 700,000 7,700,000 -- -- 7,700,000
Amortization of deferred compensation................ -- -- 22,000 -- 22,000
Shares issued through reinvestment of distributions . 870,205 8,614,987 -- -- 8,614,987
------------ -------------- -------------- --------------- ---------------

Balance at December 31, 1996......................... 28,141,509 $276,269,539 $ (55,000) $(21,644,834) $254,569,705
============ ============== ============== =============== ===============

</TABLE>

See accompanying notes to financial statements.

F-5

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
STATEMENTS OF CASH FLOWS

<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
----------------------------------------------
1994 1995 1996
--------------- -------------- ---------------
<S> <C> <C> <C>
From operating activities
Net income (loss)..................................... $ 2,386,303 $ 5,229,715 $ (4,169,849)
Adjustments to reconcile net income (loss) to net cash
provided by operating activities
Depreciation and amortization......................... 1,241,446 2,819,382 8,115,196
Amortization of deferred compensation................. -- 33,000 22,000
Advisor fee........................................... 440,000 -- --
Management contract termination....................... -- -- 14,997,093
Changes in operating assets and liabilities:
Prepaid expenses..................................... (39,377) (63,594) (390,392)
Other assets......................................... (23,206) (305,072) (1,285,436)
Accounts payable..................................... 42,025 342,293 1,531,982
Accrued expenses..................................... (387,720) 1,026,414 109,622
Rents received in advance............................ (55,156) 63,511 362,280
Tenant security deposits............................. 113,771 473,307 870,280
--------------- -------------- ---------------
Net cash provided by operating activities............. 3,718,086 9,618,956 20,162,776
From investing activities
Acquisitions of rental property, net of debt assumed.. (22,494,000) (68,482,525) (175,471,367)
Capital improvements.................................. (6,063,568) (7,106,564) (19,048,039)
--------------- -------------- ---------------
Net cash used in investing activities................. (28,557,568) (75,589,089) (194,519,406)
From financing activities
Proceeds from short-term borrowings................... 5,000,000 38,300,000 135,653,144
Repayments of short-term borrowings................... -- (35,000,000) (94,050,144)
Net proceeds from issuance of shares.................. 23,496,784 71,771,027 144,798,035
Cash distributions paid to shareholders............... (2,977,136) (6,316,185) (15,934,901)
--------------- -------------- ---------------
Net cash provided by financing activities............. 25,519,648 68,754,842 170,466,134
Increase (decrease) in cash and cash equivalents...... 680,166 2,784,709 (3,890,496)
Cash and cash equivalents, beginning of year .......... 3,608,272 4,288,438 7,073,147
--------------- -------------- ---------------
Cash and cash equivalents, end of year................. $ 4,288,438 $ 7,073,147 $ 3,182,651
=============== ============== ===============

</TABLE>

See accompanying notes to financial statements.

F-6

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
NOTES TO FINANCIAL STATEMENTS

NOTE 1. GENERAL INFORMATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

BUSINESS

Cornerstone Realty Income Trust, Inc. (the "Company"), a Virginia
corporation, is an owner-operator of residential apartment communities in the
mid-Atlantic and southeastern regions of the United States.

CASH AND CASH EQUIVALENTS

Cash equivalents include highly liquid investments with original maturities
of three months or less. The fair market value of cash and cash equivalents
approximate their carrying value.

INVESTMENT IN RENTAL PROPERTY

The Company adopted FASB Statement No. 121, "Accounting for the Impairment of
Long-Lived Assets and for Long-Lived Assets to be Disposed Of" in the first
quarter of 1996. The Company records impairment losses on rental property used
in the operations if indicators of impairment are present and the undiscounted
cash flows estimated to be generated by the respective properties are less than
their carrying amount. Impairment losses are measured as the difference between
the asset's fair value and its carrying value. There was no effect on the
Company's financial statements in 1996 as a result of the adoption.

The investment in rental property is recorded at the lower of depreciated
cost or fair value and includes real estate brokerage commissions paid to
Cornerstone Realty Group, Inc., a related party, for purchases prior to October
1, 1996 (See Note 6).

Repairs and maintenance costs are expensed as incurred while significant
improvements, renovations and replacements are capitalized. Depreciation is
computed on a straight-line basis over the estimated useful lives of the related
assets which are 27.5 years for buildings and major improvements and a range
from five to seven years for furniture and fixtures.

INCOME RECOGNITION

Rental, interest and other income are recorded on an accrual basis. The
Company's properties are leased under operating leases that, typically, have
terms that do not exceed one year.

USE OF ESTIMATES

The preparation of financial statements in accordance with generally accepted
accounting principles requires management to make certain estimates and
assumptions that affect amounts reported in the financial statements and
accompanying footnotes. Actual results may differ from those estimates.

STOCK INCENTIVE PLANS

The Company has elected to follow Accounting Principles Board Opinion No. 25,
"Accounting for Stock Issued to Employees" (APB 25) and related Interpretations
in accounting for its employee stock options. As discussed in Note 5, the
alternative fair value accounting provided for under FASB Statement No. 123,
"Accounting for Stock-Based Compensation" ("FASB 123"), requires use of option
valuation models that were developed for use in valuing employee stock options.
Under APB 25, because the exercise price of the Company's employee stock options
equals the market price of the underlying stock on the date of grant, no
compensation expense is recognized.

ADVERTISING COSTS

Costs incurred for the production and distribution of advertising are
expensed as incurred.

F-7

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
Notes to Financial Statements - (Continued)

INCOME PER SHARE

Net income per share is computed based upon the weighted average number of
shares outstanding during the year. Potentially dilutive securities are not
included since their inclusion would not materially dilute net income per share.

FEDERAL INCOME TAXES

The Company is operated as, and has elected to be taxed as, a real estate
investment trust ("REIT") under the Internal Revenue Code of 1986, as amended
(the "Code"). Generally, a REIT which complies with the provisions of the Code
and distributes at least 95% of its taxable income to its shareholders does not
pay federal income taxes on its distributed income. Accordingly, no provision
has been made for federal income taxes.

For income tax purposes, distributions paid to shareholders consist of
ordinary income and return of capital or a combination thereof. Distributions
per share were 88.55, 95.75, and 99.30 cents in the years ended December 31,
1994, 1995 and 1996, respectively. In 1994, of the total distribution, 79% was
taxable as ordinary income and 21% was a non-taxable return of capital. In 1995,
of the total distribution, 83% was taxable as ordinary income and 17% was a
non-taxable return of capital. In 1996, 86% was taxable as ordinary income and
14% was a non-taxable return of capital.

RECLASSIFICATIONS

Certain previously reported amounts have been reclassified to conform with
the current financial statement presentation.

NOTE 2. INVESTMENT IN RENTAL PROPERTY

The following is a summary of rental property owned at December 31, 1996.

<TABLE>
<CAPTION>
INITIAL
ACQUISITION CARRYING ACCUMULATED DATE
DESCRIPTION COST COST(1) DEPRECIATION ACQUIRED
- ---------------------- ------------------- -------------- -------------- ----------------
<S> <C> <C> <C> <C>
The Hollows $ 4,200,000 $ 5,438,995 $577,553 June 1993
Polo Club 4,300,000 6,664,656 982,336 June 1993
Mayflower Seaside 7,634,144 9,346,121 817,276 October 1993
County Green 3,800,000 5,132,182 542,906 December 1993
Stone Ridge 3,325,000 5,460,698 637,308 December 1993
Wimbledon Chase 3,300,000 5,268,408 531,217 February 1994
Harbour Club 5,250,000 5,860,766 468,719 May 1994
Chase Mooring 3,594,000 4,973,568 401,020 August 1994
The Trestles 10,350,000 11,234,689 720,874 December 1994
Wind Lake 8,760,000 9,588,220 542,372 April 1995
Magnolia Run 5,500,000 6,555,252 360,380 June 1995
Breckinridge 5,600,000 6,465,850 283,408 June 1995
Bay Watch Pointe 3,372,525 4,728,003 215,196 July 1995
Hanover Landing 5,725,000 7,008,174 297,335 August 1995
Mill Creek 8,550,000 9,136,406 372,584 September 1995
Glen Eagles 7,300,000 7,829,058 332,935 October 1995
Sailboat Bay 9,100,000 12,612,632 410,372 November 1995
Tradewinds 10,200,000 10,744,903 425,641 November 1995
Osprey Landing 4,375,000 6,002,617 221,985 November 1995
The Meadows 6,200,000 6,921,730 245,086 January 1996
</TABLE>

F-8

CORNERSTONE REALTY INCOME TRUST, INC.
Notes to Financial Statements - (Continued)

INITIAL
ACQUISITION CARRYING ACCUMULATED DATE
DESCRIPTION COST COST(1) DEPRECIATION ACQUIRED
- ---------------------- ------------------- -------------- -------------- ----------------
<S> <C> <C> <C> <C>
West Eagle Greens .... $ 4,020,000 $ 5,326,476 $ 139,525 March 1996
Ashley Park........... 12,205,000 12,745,351 362,659 March 1996
Arbor Trace........... 5,000,000 5,641,816 134,044 March 1996
Bridgetown Bay........ 5,025,000 5,482,705 132,870 April 1996
Trophy Chase.......... 3,710,000 5,058,276 107,038 April 1996
Beacon Hill........... 13,579,203 14,140,526 268,969 May 1996
Meadow Creek.......... 11,100,000 11,710,655 255,529 May 1996
Summerwalk............ 5,660,000 6,448,175 114,247 May 1996
The Landing........... 8,345,000 9,145,124 191,297 May 1996
Trolley Square East . 6,000,000 6,452,907 147,530 June 1996
Savannah West......... 9,843,620 10,958,218 183,735 July 1996
Paces Glen............ 7,425,000 7,711,013 99,625 July 1996
Signature Place....... 5,462,948 5,908,018 81,704 August 1996
Hampton Glen.......... 11,599,931 11,983,485 159,883 August 1996
Heatherwood........... 10,205,457 10,321,457 94,473 September 1996
Highland Hills(2) .... 12,100,000 12,697,339 146,089 September 1996
Parkside at Woodlake . 14,663,886 14,692,805 152,478 September 1996
Greenbrier............ 11,099,525 11,216,833 92,571 October 1996
Deerfield............. 10,675,000 10,755,978 62,656 November 1996
Trolley Square
West(2)............... 4,242,575 4,345,768 9,612 December 1996
------------------- -------------- --------------
$292,397,814 $329,715,853 $12,323,037
=================== ============== ==============
</TABLE>
- ----------
(1) Includes real estate commissions, closing costs, and improvements
capitalized since the date of acquisition.

(2) The results of operations of the Trolley Square West and Highland Hills
Apartments (for which audited financial statements were not available at
the time of purchase) and the Westchase and Arbors at Windsor Lake
Apartments (which were purchased in January, 1997, as described below) are
not reflected in the pro forma information in Note 8.

The following is a reconciliation of the carrying amount of real estate
owned:

1994 1995 1996
------------ ------------ ------------
Balance at January 1 ..... $ 25,549,790 $ 54,107,358 $129,696,447
Real estate
purchased ................ 22,494,000 68,482,525 180,971,367
Improvements ............. 6,063,568 7,106,564 19,048,039
------------ ------------ ------------
Balance at December 31 ... $ 54,107,358 $129,696,447 $329,715,853
============ ============ ============

The following is a reconciliation of accumulated depreciation:

1994 1995 1996
------------ ------------ -----------
Balance at January 1 ........ $ 255,338 $ 1,466,156 $ 4,254,974
Depreciation expense ........ 1,210,818 2,788,818 8,068,063
----------- ----------- -----------
Balance at December 31 ...... $ 1,466,156 $ 4,254,974 $12,323,037
=========== =========== ===========

On January 13, 1997, effective January 1, 1997, the Company acquired The
Arbors at Windsor Lake, a 228-unit apartment community located in Columbia,
South Carolina for $10,875,000. On January 15, 1997, the Company acquired
Westchase, a 352-unit apartment community located in Charleston, South Carolina
for $11,000,000. The operations of these two properties are not reflected in the
financial statements of the Company for the year ended

F-9

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
Notes to Financial Statements - (Continued)

NOTE 3. NOTES PAYABLE

In March 1996, the Company renewed its agreement with a commercial bank and
increased its unsecured revolving line of credit to $50 million. The line of
credit expires in March 1997, but is renewable annually by mutual agreement
between the company and bank. On January 1, 1997, the Company increased the line
of credit to $85 million. This agreement allows the Company to finance a portion
of the purchase price of property acquisitions. Borrowings under the current
agreement are evidenced by an unsecured promissory note and bear interest at
one-month LIBOR plus 160 basis points. At December 31, 1996, borrowings under
the agreement were $49,903,000. The weighted average interest rate incurred
under the line of credit was 7.8% in 1995 and 7.2% in 1996.

On June 25, 1996, in connection with the acquisition of rental property, an
unsecured note was executed by the Company in the amount of $5,500,000. The note
bears an effective interest rate of 6.65% per annum. Annual interest payments
are due on January 1, 1997, 1998, and 1999 and the principal balance is due in
June 1999 if not prepaid. The note is prepayable at any time, without penalty.

In October 1995, the Company purchased Glen Eagles Apartments for $7,300,000
with $5,000,000 in proceeds from the offering. At the request of the seller, an
unsecured non-interest bearing note was executed for the remaining amount of
$2,300,000. The balance of the note was paid in full in January 1996 through the
sale of additional shares.

The fair market value of the borrowings approximate the recorded amounts. No
interest was capitalized in 1994, 1995 or 1996. Interest paid was $0, $227,478
and $1,075,360, for 1994, 1995, and 1996, respectively.

NOTE 4. COMMON STOCK

The Company raised capital through a series of continuous offerings of shares
during 1994, 1995 and 1996 (the "Continuous Offerings"). The Company received
gross proceeds of $26,657,818, $80,142,516 and $161,558,958, from the sale of
2,423,438 (at $11.00 per share), 7,285,683 (at $11.00 per share) and 14,687,178
(at $11.00 per share) shares, including shares sold through the reinvestment of
distributions, for the years ended December 31, 1994 1995 and 1996,
respectively. The managing sales agent for the Continuous Offerings received
selling commissions and a marketing expense allowance equal to 7.5% and 2.5%,
respectively, of the gross proceeds of shares sold. During 1994, 1995 and 1996,
such managing sales agent earned $2,663,032 $8,014,252 and $16,159,634,
respectively. The net proceeds of the Continuous Offerings, after deducting
selling commissions and other offering expenses, were $23,496,786 in 1994,
$71,771,027 in 1995 and $144,798,035 in 1996 .

The Company provides a plan which allows shareholders to reinvest
distributions in the purchase of additional shares of the Company. Of the total
proceeds raised from common shares during the years ended December 31, 1994,
1995 and 1996, $1,415,328 , $3,904,325 and $9,572,255 respectively, were
provided through the reinvestment of distributions.

NOTE 5. STOCK INCENTIVE PLANS

Under the Company's 1992 Incentive Option Plan, as amended, a maximum of
1,237,470 options could be granted, at the discretion of the Company's board of
directors to certain officers and key employees of the Company. Also, under the
Company's Directors Plan, as amended, a maximum of 533,547 options could be
granted to the directors of the Company.

In 1996, the Company granted 41,289 options to purchase shares under the
Directors Plan and 37,000 options under the Incentive Plan.

F-10

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
Notes to Financial Statements - (Continued)

Both of the plans generally provide, among other things, that options be
granted at exercise prices not lower than the market value of the shares on the
date of grant. Under the Incentive Plan, options become exercisable at the date
of grant. Generally the optionee has up to 10 years from the date on which the
options first become exercisable during which to exercise the options. Activity
in the Company's share option plans during the three years ended December 31,
1996 is summarized in the following table:

<TABLE>
<CAPTION>
1994 1995 1996
-------------------------- -------------------------- --------------------------
WEIGHTED-AVERAGE WEIGHTED-AVERAGE WEIGHTED-AVERAGE
OPTIONS EXERCISE PRICE OPTIONS EXERCISE PRICE OPTIONS EXERCISE PRICE
--------- ---------------- --------- ---------------- --------- ----------------
<S> <C> <C> <C> <C> <C> <C>
Outstanding, beginning of year .. 5,243 $10.28 250,954 $10.98 292,962 $10.99
Granted.......................... 245,711 11.00 42,008 11.00 78,289 11.00
Exercised........................ -- -- -- -- -- --
Forfeited........................ -- -- -- -- -- --
--------- ---------------- --------- ---------------- --------- ----------------
Outstanding, end of year......... 250,954 $10.98 292,962 $10.99 371,251 $10.99
========= ================ ========= ================ ========= ================
Exercisable at end of year ...... 250,954 $10.98 292,962 $10.99 371,251 $10.99
========= ================ ========= ================ ========= ================
Weighted average fair value of
options granted during the year. N/A $ .60 $ .69

</TABLE>

Pro forma information regarding net income and earnings per share is required
by FASB 123, which also requires that the information be determined as if the
Company has accounted for its employee stock options granted subsequent to
December 31, 1994 under the fair value method described in that statement. The
fair value for these options was estimated at the date of grant using a
Black-Scholes option pricing model with the following weighted average
assumptions for 1995 and 1996, respectively: risk-free interest rates of 6.4%
and 6.9%; a dividend yield of 7.0% for 1995 and 1996; volatility factors of the
expected market price of the Company's common shares of .122 for 1995 and 1996;
and a weighted average expected life of the option of 10 years.

The Black-Scholes option valuation model was developed for use in estimating
the fair value of traded options which have no vesting restrictions and are
fully transferable. In addition, option valuation models require the input of
highly subjective assumptions including the expected stock price volatility.
Because the Company's employee stock options have characteristics significantly
different from those of traded options, and because changes in the subjective
input assumptions can materially affect the fair value estimate, in management's
opinion, the existing models do not necessarily provide a reliable single
measure of the fair value of its employee stock options.

For purposes of FASB 123 pro forma disclosures, the estimated fair value of
the options is amortized to expense over the options' vesting period. As the
options are immediately exercisable, the full impact of the pro forma is
disclosed below.

1995 1996
------------- --------------
Pro forma FASB 123 net income (loss) ....... $5,204,510 $(4,223,868)
As reported net income (loss)............... 5,229,715 (4,169,849)
Pro forma FASB 123 earnings per share
(loss)..................................... .64 (.21)
As reported earnings per share.............. .64 (.21)

NOTE 6. RELATED-PARTY TRANSACTIONS

Prior to October 1, 1996, the Company operated as an "externally advised" and
"externally managed" REIT. Cornerstone Advisors, Inc. (the "Advisor") served as
the advisor, Cornerstone Management Group, Inc. (the "Management Company")
served as the property manager, and acquisition services were provided by
Cornerstone Realty Group, Inc. Glade M. Knight, Chairman and Chief Executive
Officer of the Company, held all of the stock of the Advisor, the Management
Company and Cornerstone Realty Group, Inc. (collectively, the "External
Companies"). By agreement, Mr. Knight held part of the stock of the External
Companies for the account and interest of Stanley J. Olander, Jr., Chief
Financial Officer of the company, and Debra A. Jones, Chief Operating Officer of
the Company.

F-11

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
Notes to Financial Statements - (Continued)

As of October 1, 1996, the Company entered into a series of related-party
transactions with the External Companies, the effect of which was to convert the
company into a "self-administered" and "self-managed" REIT. The transactions
were unanimously approved by the independent members of the board of directors.

To effect the transaction, the Company agreed to issue 1,400,000 shares to
the Management Company in exchange for the assignment of all of its rights and
interest in, to and under its management agreements with the Company. On October
1, 1996, the Company issued 700,000 shares. The balance of the shares will be
issued on September 30, 1997, and are disclosed on the December 31, 1996 balance
sheet as "accrued payable-related party" in the amount of $7,162,791 plus
accrued, imputed interest of $134,302. The combined $14,997,093 is treated as a
non-cash item on the statement of cash flows. No distributions are payable with
respect to the shares to be issued in 1997 until they are issued. The
consideration for the transaction $15,400,000 based upon the agreed-upon fair
market value of $11 per share of the Company shares before reductions for
imputed interest on shares to be issued in 1997. In addition, on October 1, 1996
the Company paid to Cornerstone Realty Group, Inc. and the Advisor. $1,325,000
in exchange for the assignment by them of all of their rights and interests in,
to and under, their property acquisition agreement and advisory agreement with
the Company. Immediately following the assignment by each of the External
Companies of its rights and interest in, to and under its respective agreements
with the Company, the Company terminated each such agreement. The consideration
for all of the above transactions, plus related transaction costs, was accounted
for as a termination of the management administration contracts.

Also on October 1, 1996, the Company paid to Cornerstone Realty Group, Inc.
$100,000 and paid to Glade Knight $350,000 for the personal property and
building, respectively, located at 306 E. Main Street, Richmond, Virginia, which
serves as the principal executive office of the Company. The Company also paid
approximately $138,000 to certain lenders, representing the balance owed by
Cornerstone Realty Group, Inc. on certain automobile loans, in exchange for the
conveyance by Cornerstone Realty Group, Inc. to the Company of such automobiles.

Prior to the October 1, 1996 transaction, as properties were acquired, the
Company entered into agreements to manage the Properties with the Management
Company. The Management Company earned a management fee equal to 5% of rental
income and was entitled to be reimbursed for certain expenses. The staffs of the
individual properties owned by the Company were employees of the Management
Company through December 31, 1995, and the Company reimbursed the Management
Company for actual salary expenses. Effective January 1, 1996, these employees
were directly employed by the Company.

Prior to October 1, 1996, the Company contracted with Cornerstone Realty
Group, Inc. to acquire and dispose of the real estate assets held by the Company
for a fee of 2% of the purchase or sale price of the property.

Prior to the October 1, 1996 transaction, the Advisor was the advisor to the
Company and provided its day-to-day management. The Advisor earned a quarterly
fee not to exceed .25% of the Company's assets, based on the company's financial
performance as defined in the agreement with the Advisor.

During 1994, the Company terminated its former advisory arrangement with
Cornerstone Realty Advisors, Inc. (the "Old Advisor"). Under the former
arrangement, the fee for management services was 1% of the Company's assets, as
defined in the agreement. In August 1994, the Company purchased the assets of
the Old Advisor in exchange for 40,000 of the Company's shares, with a market
value of $440,000, which were distributed to the beneficial owners of the Old
Advisor, all of whom were either directors and/or officers of affiliates of the
Company. The $440,000 market value of the shares issued was expensed in 1994.

F-12

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
Notes to Financial Statements - (Continued)

The following table is a summary of payments made by the Company during the
years ended December 31, 1994, 1995 and 1996 per the terms of the various
contracts with the External Companies:

1994 1995 1996
------------- ------------ ------------
Cornerstone Management Group, Inc. $1,445,816 $2,686,204 $1,243,215
Cornerstone Realty Group, Inc. ... 349,980 1,302,550 1,957,624
Cornerstone Advisors, Inc......... -- 219,930 295,759
Cornerstone Realty Advisors, Inc.. 440,000 -- --

Apple Residential Income Trust was organized by Mr. Knight late in 1996 for
the purpose of acquiring apartment communities in Texas. It commenced operations
in January 1997. The Company owns all of the preferred stock in the companies
that provide advisory and property management services to Apple, and expects to
receive economic benefits from the investment. In addition, the Company has a
right to purchase up to 9.8% of the common shares of Apple outstanding from time
to time and has a right of first refusal to acquire the assets and business of
Apple.

NOTE 7. QUARTERLY FINANCIAL DATA (UNAUDITED)

The following is a summary of quarterly results of operations for the years
ended December 31, 1995 and 1996:

<TABLE>
<CAPTION>
FIRST SECOND THIRD FOURTH
QUARTER QUARTER QUARTER QUARTER
------------ ------------ ------------- -----------------
<S> <C> <C> <C> <C>
1995
Rental income......................... $2,745,012 $3,410,692 $ 4,383,403 $ 5,761,714
Income before interest
income/(expense)..................... 915,752 1,027,628 1,473,164 1,878,719
Net income ........................... 902,832 1,034,183 1,527,978 1,764,722
Net income per share ................. .16 .15 .17 .16
Distributions per share............... .23 .24 .2425 .245

1996
Rental income......................... $6,552,688 $8,666,887 $11,495,302 $ 13,638,078
Income (loss) before interest
income/(expense)..................... 2,142,429 2,931,010 3,471,329 (11,578,179)
Net income (loss)..................... 2,171,887 2,749,676 3,306,208 (12,397,620)(a)
Net income (loss) per share........... .16 .16 .14 (.67)
Distributions per share............... .2475 .248 .2485 .249
</TABLE>
- ----------
(a) Includes $16,526,012 of management contract termination expense resulting
from the Company's conversion to "self-administered" and "self-managed"
status. See Note 6.

F-13

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
Notes to Financial Statements - (Continued)

NOTE 8. PRO FORMA INFORMATION (UNAUDITED)

The following unaudited pro forma information for the years ended December
31, 1995 and 1996 is presented as if (a) the Company had qualified as a REIT,
distributed all of its taxable income and, therefore, incurred no federal income
tax expense during the period; and (b) the Company had used proceeds from the
Continuous Offerings to acquire the properties, for properties acquired before
the completion of the the Continuous Offerings. Properties acquired after the
completion of the Continuous Offerings were assumed to be acquired using the
Company's line of credit. The pro forma information does not purport to
represent what the Company's results of operations would have been if such
transactions, in fact, had occurred on January 1, 1995, nor does it purport to
represent the results of operations for future periods.

UNAUDITED PRO FORMA TOTALS
---------------------------
1995 1996
------------- -------------
Rental income................. $47,259,007 $51,430,900
Net income (loss)............. 13,043,237 (2,975,417)
Net income (loss) per share... .55 (.12)

The pro forma information reflects adjustments for the actual rental income
and rental expenses of all of the 1995 and 19 of the 1996 property acquisitions
for the respective periods in 1995 and 1996 prior to acquisition by the Company.
Net income has been adjusted as follows: (1) property management and advisory
expenses have been adjusted based on the Company's contractual arrangements in
effect until the contracts were terminated; (2) interest expense has been
reflected based on market rates at the time of acquisition available to the
Company for applicable properties; and (3) depreciation has been adjusted based
on the Company's basis in the properties.

F-14

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
UNAUDITED PRO FORMA BALANCE SHEET
DECEMBER 31, 1996

BASIS OF PRESENTATION

The Unaudited Pro Forma Balance Sheet gives effect to the Offering having
occurred on December 31, 1996. In the opinion of management, all adjustments
necessary to reflect the effects of the Offering have been made.

The Unaudited Pro Forma Balance Sheet is presented for comparative purposes
only and is not necessarily indicative of what the actual financial position of
the Company would have been at December 31, 1996, nor does it purport to
represent the future financial position of the Company. This Unaudited Pro Forma
Balance Sheet should be read in conjunction with, and is qualified in its
entirety by, the respective historical financial statements and notes thereto of
the Company included in this Prospectus.

<TABLE>
<CAPTION>
PRO FORMA TOTAL
HISTORICAL ADJUSTMENTS PRO FORMA
-------------- ----------------- ---------------
<S> <C> <C> <C>
ASSETS
Investment in rental property
Land..................................... $ 46,980,280 $ 46,980,280
Building................................. 250,705,667 250,705,667
Property improvements.................... 26,640,085 26,640,085
Furniture................................ 5,389,821 5,389,821
-------------- ---------------
329,715,853 329,715,853
Less accumulated depreciation............ (12,323,037) (12,323,037)
-------------- ---------------
317,392,816 317,392,816
Cash and cash equivalents................. 3,182,651 3,182,651
Prepaid expenses.......................... 557,544 557,544
Other assets.............................. 1,737,563 1,737,563
-------------- ---------------
5,477,758 5,477,758
-------------- ---------------
Total assets.............................. $322,870,574 $322,870,574
============== ===============
LIABILITIES AND SHAREHOLDERS'
EQUITY
Liabilities
Notes payable............................ $ 55,403,000 $(43,143,750)(A) $ 12,259,250
Accrued payable-related party............ 7,297,093 7,297,093
Accounts payable......................... 2,087,673 2,087,673
Accrued expenses......................... 1,366,853 1,366,853
Rents received in advance................ 491,928 491,928
Tenant security deposits................. 1,654,322 1,654,322
-------------- ----------------- ---------------
68,300,869 (43,143,750) 25,157,119
Shareholders'equity
Common stock............................. 276,269,539 43,143,750 (B) 319,413,289
Deferred compensation.................... (55,000) (55,000)
Distributions in excess of net income.... (21,644,834) (21,644,834)
-------------- ----------------- ---------------
254,569,705 43,143,750 297,713,455
-------------- ----------------- ---------------
Total liabilities and shareholders'
equity.................................. $322,870,574 $ -- $322,870,574
============== ================= ===============

</TABLE>
- ----------
(A) Reflects use of net proceeds from the sale of 4,500,000 Shares to repay
notes payable.

(B) Reflects net proceeds from sale of 4,500,000 Shares from this Offering at
an assumed price of $10.50 per Share less related underwriting discounts
and Offering costs estimated at $4,106,250.

F-15

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
UNAUDITED PRO FORMA STATEMENT OF OPERATIONS
FOR THE YEAR ENDED DECEMBER 31, 1996

BASIS OF PRESENTATION

The Unaudited Pro Forma Statement of Operations for the year ended December
31, 1996 is presented as if 19 of the 21 Property acquisitions during 1996 and
the Offering had occurred on January 1, 1996. The results of operations of the
Westchase and Arbors at Windsor Lake Apartments (which were purchased in
January, 1997) and the Trolley Square West and Highland Hills Apartments (for
which audited financial statements were not available at the time of purchase)
are not reflected in the pro forma statements of operations. The Unaudited Pro
Forma Statement of Operations assumes the Company qualifying as a REIT,
distributing at least 95% of its taxable income, and, therefore, incurred no
federal income tax liability for the period presented. In the opinion of
management, all adjustments necessary to reflect the effects of these
transactions have been made.

The Unaudited Pro Forma Statement of Operations is presented for comparative
purposes only and is not necessarily indicative of what the actual results of
the Company would have been for the year ended December 31, 1996 if the
acquisitions and Offering had occurred at the beginning of the period presented,
nor does it purport to be indicative of the results of operations in future
periods. The Unaudited Pro Forma Statement of Operations should be read in
conjunction with, and is qualified in its entirety by, the respective historical
financial statements and notes thereto of the Company included in this
Prospectus.

F-16

<PAGE>
UNAUDITED PRO FORMA STATEMENT OF OPERATIONS FOR THE TWELVE MONTHS ENDED DECEMBER
31, 1996

<TABLE>
<CAPTION>
WEST EAGLE
THE MEADOWS GREENS ASHLEY PARK ARBOR TRACE BRIDGETOWN BAY TROPHY CHASE
PRO FORMA PRO FORMA PRO FORMA PRO FORMA PRO FORMA PRO FORMA
HISTORICAL ADJUSTMENTS ADJUSTMENTS ADJUSTMENTS ADJUSTMENTS ADJUSTMENTS ADJUSTMENTS
----------- ------------ ------------ ----------- ------------ ----------- -----------
Date of Acquisition 1/31/96 3/1/96 3/1/96 3/1/96 4/1/96 4/1/96
------- ------ ------ ------ ------ ------
<S> <C> <C> <C> <C> <C> <C> <C>
Revenues from rental
properties............... $40,352,955 $90,006 $127,302 $284,403 $138,795 $186,114 $217,183
Rental expenses:
Utilities .............. 3,870,541 7,903 7,327 16,769 14,849 9,440 21,899
Repairs and
maintenance............ 4,203,180 14,553 22,819 39,027 19,702 25,542 39,180
Taxes and insurance..... 3,275,422 5,273 9,776 27,496 10,819 14,262 13,830
Property management
fee.................... 1,243,215 -- -- -- -- -- --
Property management..... 741,257 -- -- -- -- -- --
Advertising ............ 1,126,295 1,484 3,066 3,213 3,215 5,455 5,819
General and
administrative ........ 1,495,528 -- -- -- -- -- --
Amortization and other
depreciation........... 47,133 -- -- -- -- -- --
Depreciation of rental
property............... 8,068,063 -- -- -- -- -- --
Other operating
expenses............... 2,638,183 4,452 9,198 18,542 9,645 16,367 17,458
Other .................. 151,537 -- -- -- -- -- --
Management contract
termination expense ... 16,526,012 -- -- -- -- -- --
------------ ----------- ------------ ------------ ----------- -------------- ------------
43,386,366 33,665 52,186 105,047 58,230 71,066 98,186
------------ ----------- ------------ ------------ ----------- -------------- ------------
Income (loss) before
interest income
(expense)................ (3,033,411) 56,341 75,116 179,356 80,565 115,048 118,997
Interest income .......... 287,344 -- -- -- -- -- --
Interest expense.......... (1,423,782) -- -- -- -- -- --
------------ ----------- ------------ ------------ ----------- -------------- ------------
Net income (loss) ........ $(4,169,849) $56,341 $ 75,116 $179,356 $ 80,565 $115,048 $118,997
============ =========== ============ ============ =========== ============== ============
Net income (loss) per
share.................... $ (0.21)
============
Weighted average number
of shares outstanding.... 20,210,432
============
</TABLE>

<PAGE>

<TABLE>
<CAPTION>
BEACON HILL SUMMERWALK THE LANDING MEADOW CREEK
PRO FORMA PRO FORMA PRO FORMA PRO FORMA
ADJUSTMENTS ADJUSTMENTS ADJUSTMENTS ADJUSTMENTS
------------ ------------ ------------ ------------
Date of Acquisition 5/1/96 5/1/96 5/1/96 5/31/96
------ ------ ------ -------
<S> <C> <C> <C> <C>
Revenues from rental
properties............... $684,622 $297,115 $418,247 $671,043
Rental expenses:
Utilities .............. 48,373 23,038 30,473 32,330
Repairs and
maintenance............ 68,173 59,973 68,918 90,083
Taxes and insurance..... 58,443 15,663 38,620 50,931
Property management
fee.................... -- -- -- --
Property management..... -- -- -- --
Advertising ............ 12,974 7,559 10,041 12,198
General and
administrative ........ -- -- -- --
Amortization and other
depreciation........... -- -- -- --
Depreciation of rental
property............... -- -- -- --
Other operating
expenses............... 38,922 22,676 30,122 36,593
Other .................. -- -- -- --
Management contract
termination expense ... -- -- -- --
------------ ------------ ------------ ------------
226,885 128,909 178,174 222,135
------------ ------------ ------------ ------------
Income (loss) before
interest income
(expense)................ 457,737 168,206 240,073 448,908
Interest income .......... -- -- -- --
Interest expense.......... -- -- -- --
------------ ------------ ------------ ------------
Net income (loss) ........ $457,737 $168,206 $240,073 $448,908
============ ============ ============ ============
</TABLE>

See accompanying notes

F-17
<PAGE>

UNAUDITED PRO FORMA STATEMENT OF OPERATIONS FOR THE TWELVE MONTHS ENDED DECEMBER
31, 1996 (CONTINUED)

<TABLE>
<CAPTION>
TROLLEY PARKSIDE
SQUARE EAST SAVANNAH WEST PACES GLEN SIGNATURE PLACE HAMPTON GLEN HEATHERWOOD AT WOODLAKE
PRO FORMA PRO FORMA PRO FORMA PRO FORMA PRO FORMA PRO FORMA PRO FORMA
ADJUSTMENTS ADJUSTMENTS ADJUSTMENTS ADJUSTMENTS ADJUSTMENTS ADJUSTMENTS ADJUSTMENTS
----------- ----------- ----------- ----------- ----------- ----------- -----------
Date of Acquisition 6/26/96 7/1/96 7/19/96 8/1/96 8/1/96 9/1/96 9/30/96
------- ------ ------- ------ ------ ------ -------

<S> <C> <C> <C> <C> <C> <C> <C>
Revenues from rental
properties............... $345,237 $1,038,285 $628,639 $509,713 $970,246 $1,077,164 $653,152
Rental expenses:
Utilities ............. 62,247 102,411 39,060 25,951 56,883 45,391 34,669
Repairs and
maintenance........... 97,819 221,613 92,090 122,995 130,430 155,415 94,280
Taxes and insurance.... 41,086 49,192 46,834 47,162 62,436 81,204 66,873
Property management
fee................... -- -- -- -- -- -- --
Property management.... -- -- -- -- -- -- --
Advertising ........... 10,293 23,992 14,827 9,500 24,998 21,877 64,687
General and
administrative........ -- -- -- -- -- -- --
Amortization and other
depreciation.......... -- -- -- -- -- -- --
Depreciation of rental
property.............. -- -- -- -- -- -- --
Other operating
expenses.............. 30,878 71,976 44,481 28,499 74,993 65,629 194,059
Other .................

Management contract
termination expense... -- -- -- -- -- -- --
------------ ------------- ------------ --------------- ------------ ----------- ------------
242,323 469,184 237,292 234,107 349,740 369,516 454,568
Income (loss) before
interest income
(expense)............... 102,914 569,101 391,347 275,606 620,506 707,648 198,584
Interest income ......... -- -- -- -- -- -- --
Interest expense......... -- -- -- -- -- -- --
------------ ------------- ------------ --------------- ------------ ----------- ------------
Net income (loss)........ $102,914 $569,101 $391,347 $275,606 $620,506 $ 707,648 $198,584
============ ============= ============ =============== ============ =========== ============
</TABLE>
<PAGE>

GREENBRIER DEERFIELD
PRO FORMA PRO FORMA
ADJUSTMENTS ADJUSTMENTS 1996
----------- ----------- PRO FORMA TOTAL
Date of Acquisition 10/1/96 11/20/96 ADJUSTMENTS PRO FORMA
------- -------- ----------- ---------

<S> <C> <C> <C> <C>
Revenues from rental
properties............... $1,250,682 $1,489,997 $ -- $51,430,900
Rental expenses:
Utilities ............. 70,957 62,040 -- 4,582,551
Repairs and
maintenance........... 205,550 190,567 -- 5,961,909
Taxes and insurance.... 98,321 155,082 -- 4,168,725
Property management
fee................... -- -- 580,575 (A) 1,823,790
Property management.... -- -- -- 741,257
Advertising ........... 24,988 25,476 -- 1,411,957
General and
administrative........ -- -- 175,767 (B) 1,671,295
Amortization and other
depreciation.......... -- -- -- 47,133
Depreciation of rental
property.............. -- -- 2,410,042 (C) 10,478,105
Other operating
expenses.............. 74,964 76,430 -- 3,504,067
Other .................
-- 151,537
Management contract
termination expense... -- -- -- 16,526,012
----------- ----------- -------------- ------------
474,780 509,595 3,166,384 51,068,338
Income (loss) before
interest income
(expense)............... 775,902 980,402 (3,166,384) 362,562
Interest income ......... -- -- -- 287,344
Interest expense......... -- -- 522,943 (D) (900,839)
----------- ----------- -------------- ------------
Net income (loss)........ $ 775,902 $ 980,402 $(2,275,973) $ (250,933)
=========== =========== ============== ============
Net income (loss) per
share................... $ (0.01)
============
Weighted average number
of shares outstanding... 28,708,800
============
</TABLE>

SEE ACCOMPANYING NOTES

F-18

<PAGE>

CORNERSTONE REALTY INCOME TRUST, INC.
NOTES TO UNAUDITED PRO FORMA STATEMENT OF OPERATIONS
FOR THE YEAR ENDED DECEMBER 31, 1996

The Unaudited Pro Forma Statement of Operations includes the effects of 19 of
the Company's 21 Property acquisitions during 1996 and reflects actual rental
income and rental expenses of these Properties for the respective periods in
1996 prior to acquisition by the Company.

Properties acquired in 1996 during the period in which the Company was
selling its shares were assumed to be purchased with proceeds of that offering.
Properties acquired after that offering, which were purchased using the
Unsecured Line of Credit, were assumed to be purchased with the proceeds of the
Offering.

Shares issued to purchase Properties during the earlier offering period are
based on a net proceed amount of $9.69 per share and represent the net proceeds
received by the Company. Weighted average number of shares outstanding has been
adjusted to reflect the number of shares used to purchase the Properties during
the periods not owned by the Company.

Shares issued to purchase the Properties with the proceeds of the Offering
are based on assumed net proceeds of $9.5875 per share (expected Offering price
per Share of $10.50 less $.9125 of expected offering related costs). Shares
outstanding have been adjusted for a full year to reflect issuance of shares in
the Offering and related pay down of debt under the Company's line of credit
(see D below).

(A) Represents the property management fee of 5% of rental income and the
processing costs equal to $2.50 per apartment unit per month charged by the
external management company for period of time not owned by the Company until
the time the management contract was terminated (see Note 6 to the financial
statements).

(B) Represents the advisory of fee of .25% of accumulated capital contributions
for the period of time not owned by the Company until the time the advisor
contract was terminated (see Note 6 to the financial statements).

(C) Represents the depreciation expense of the 19 Properties acquired based on
the purchase price of the Properties for the period of time not owned by the
Company. The weighted average life of the Property depreciated was 27.5 years.

(D) Represents the reduction of interest expense associated with the pay-down of
debt from the proceeds of the Offering. A weighted average interest rate of 7.2%
was used to make this adjustment and represents the 1996 weighted interest rate
under the Unsecured Line of Credit.

F-19

<PAGE>

<S> <C>
NO PERSON HAS BEEN AUTHORIZED IN CONNECTION
WITH THE OFFERING MADE HEREBY TO GIVE ANY
INFORMATION OR TO MAKE ANY REPRESENTATIONS NOT
CONTAINED IN THIS PROSPECTUS AND, IF GIVEN OR
MADE, SUCH INFORMATION OR REPRESENTATIONS MUST NOT 4,500,000 SHARES
BE RELIED UPON AS HAVING BEEN AUTHORIZED BY THE
COMPANY OR ANY UNDERWRITER. THIS PROSPECTUS DOES
NOT CONSTITUTE AN OFFER TO SELL OR A SOLICITATION
OF ANY OFFER TO BUY ANY OF THE SECURITIES OFFERED
HEREBY TO ANY PERSON OR BY ANYONE IN ANY
JURISDICTION IN WHICH IT IS UNLAWFUL TO MAKE SUCH
OFFER OR SOLICITATION. NEITHER THE DELIVERY OF
THIS PROSPECTUS NOR ANY SALE MADE HEREUNDER SHALL,
UNDER ANY CIRCUMSTANCES, CREATE ANY IMPLICATION
THAT THE INFORMATION CONTAINED HEREIN IS CORRECT
AS OF ANY DATE SUBSEQUENT TO THE DATE HEREOF. CORNERSTONE REALTY
INCOME TRUST, INC.
------
COMMON SHARES

TABLE OF CONTENTS

------------
PAGE PROSPECTUS
------- ------------

Prospectus Summary........................... 3

Risk Factors ................................ 10

The Company.................................. 19

Properties................................... 24

Use of Proceeds.............................. 31
ALEX. BROWN & SONS
Distribution Policy ......................... 31 INCORPORATED

Capitalization .............................. 33 BRANCH, CABELL & CO.

Selected Pro Forma and Historical FRIEDMAN, BILLINGS, RAMSEY & CO., INC.
Information................................. 34
INTERSTATE/JOHNSON LANE
Management's Discussion and Analysis of CORPORATION
Financial Condition and Results of
Operations .................................. 35

Management .................................. 40

Certain Transactions ........................ 44

Federal Income Tax Considerations ........... 48

ERISA Considerations ........................ 55

Underwriting ................................ 56

Reports to Shareholders ..................... 57

Experts ..................................... 58

Certain Legal Matters ....................... 58

Available Information ....................... 58
Incorporation of Certain Information by
Reference ................................... 59

Index to Financial Statements................ F-1

April 18, 1997
</TABLE>