121 West Trade

OFFERING MEMORANDUM CHARLOTTE, NC

A | Investment Summary

Exclusive Marketing Agents RYAN CLUTTER Executive Vice President CBRE | Capital Markets 750 9th Street, NW Suite 900 Washington DC 20001 T (202) 585.5643 F (202) 783.1723 ryan.clutter@cbre.com

B | Investment Summary

Financing Contacts PATRICK GILDEA Senior Associate CBRE | Capital Markets 201 South College Street Suite 1700 Charlotte, NC 28244 T (704) 331.1217 F (704) 331.1259 patrick.gildea@cbre.com

COMPIE NEWMAN Senior Vice President CBRE | Capital Markets 201 South College Street Suite 1700 Charlotte, NC 28244 T (704) 927.1454 F (704) 334.0939 compie.newman@cbre.com

HAL KEMPSON First Vice President CBRE | Capital Markets 201 South College St Suite 1700 Charlotte, NC 28244 T (704) 927.1453 F (704) 334.0939 hal.kempson@cbre.com

Investment Summary. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Property Summary. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Tenant Summary. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Financial Analysis. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Charlotte Economy. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 Charlotte Office Market Overview. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

Investment Summary

Introduction & Overview CBRE, on behalf of the “Owner”, is pleased to present to a select group of investors the opportunity to acquire 121 West Trade (the “Property”), located in the Downtown submarket of Charlotte, North Carolina. The Property is currently 72.13% occupied. Constructed in 1990, 121 West Trade is a 329,930 square foot, 32-story class “A” office building. The building is positioned on a fully utilized 0.4751 acre parcel at the intersection of Trade and Tryon Streets, the “Main and Main” of downtown Charlotte. The classic architecture of 121 West Trade, including the building’s distinctive green rooftop, has been a favorite on the Charlotte skyline.

121 West Trade has pedestrian access from both the Trade Street and Tryon Street sides of the building, while vehicular access to the building’s 267-space parking garage is provided through driveways located on West Fourth Street (ingress only) and West Trade Street (egress only). The Property is located across Tryon Street from Bank of America’s world headquarters, three blocks from the East Coast headquarters of Wells Fargo, and five blocks from Duke Energy’s world headquarters. On-site building amenities include a deli, a barber shop, an on-site parking garage, and the Charlotte City Club. Additionally, the building is positioned two blocks away from the CTC Lynx light rail station and the Charlotte Transit Center bus station. The Property is also in close proximity to the Blumenthal Performing Arts Center, Founders Hall Shops, the historic Dunhill Hotel, Ritz Carlton Hotel, Marriott Hotel, Aloft Hotel, Omni Hotel, and numerous other retail and entertainment amenities.

121 West Trade is being offered without a stated asking price and is available on an “all cash” basis under the following terms: Projected Year 1 NOI:...................................................... $ 3,088,648 Projected 5 Year Average NOI:..........................................$ 5,304,975 Projected 10 Year Average NOI:........................................$ 6,089,710 Projected 5 Year Average Operating Cash Flow:..................$ 3,740,560 Projected 10 Year Average Operating Cash Flow:.................$4,828,628

1 | Investment Summary

ASSET HIGHLIGHTS

MARKET HIGHLIGHTS

•

Core-Plus Investment Opportunity

•

Second Largest U.S. Financial Center

•

Quality Tenant Roster

•

Charlotte’s Resilient Local Economy

•

Recent Sizeable Downtown Office Leases

•

Projected Employment Growth for Charlotte

•

Lack of Large Blocks of Space in Downtown Charlotte

Surpasses Overall U.S. Projections

•

Opportunity to Purchase an Ideally Located

•

Historically One of the Tightest CBDs in the Country

Asset well below Replacement Cost

•

Rapidly Becoming a Leader in the Energy Sector

•

Well Positioned in the Center of Charlotte’s CBD

•

Since 2009 Downtown Charlotte has Secured a

•

Located in Close Proximity to Transportation Center

Global Headquarters for a Fortune 1000 Firm and

LYNX Light Rail Station

Regional Headquarters for Three Fortune 500 Companies

Asset Highlights CORE-PLUS INVESTMENT OPPORTUNITY

The 121 West Trade offering provides an investor the opportunity

list illustrates the robust demand for large blocks of space in the

for near-term yield enhancement though leasing the existing

Downtown submarket. The relocation of Chiquita to NASCAR Plaza,

vacant space. With 27.87 % of the building currently vacant,

Charlotte School of Law to Charlotte Plaza, and Babson Capital to

and improving market conditions, it is estimated that the existing

the Duke Energy Center are prime examples of significant leasing

vacancy will be absorbed in 18 months, thereby increasing

momentum within the submarket. As the market continues to witness

the NOI by more than 25% in a relatively short period of time.

renewed demand and occupancies increase, rental rates are

According to CBRE Economic Advisors, rental rates are projected

expected to escalate as the supply dwindles to pre-recession levels.

to grow by 3.5% in 2013 and 4% in 2014. Through leasing the 2012 LEASES IN THE DOWNTOWN SUBMARKET GREATER THAN 10,000 SQUARE FEET

existing vacancy and renewing existing tenants at higher rates significant upside will be achieved.

Building

Tenant

QUALITY TENANT ROSTER

Duke Energy Center

Wells Fargo

300,000

121 West Trade features an impressive list of local, regional and

Charlotte Plaza

Charlotte School of Law

243,083

Bank of America Plaza

SCOR Global American Life

140,000

NASCAR Plaza

Chiquita

137,790

Gateway Center

Charlotte School of Law

42,000

& Iron), SAS Institute, Inc., HNTB Corporation, Open Systems

Duke Energy Center

Babson Capital

35,244

Technologies, and Compuware Corporation. As the economy

Charlotte Plaza

CBRE

23,860

improves over the next two years, 121 West Trade will continue to

NASCAR Plaza

NASCAR

22,588

attract quality tenants. Existing full floor vacancies on floors 10,

Ally Center

Navigant Consulting

16,959

24 and 25 will draw significant attention in the leasing market

Johnston Building

Montreat College

15,000

NASCAR Plaza

NASCAR

12,691

525 N Tryon

Embrace

12,078

NASCAR Plaza

Heels.com

11,100

national tenants. Several of the tenants have occupied space for multiple lease terms and, in the case of Caudle & Spears, have been located at the building since it was constructed. Nationally recognized tenants include The Shaw Group (Chicago Bridge

as large blocks of space are being absorbed rapidly in the Downtown submarket. As these conditions offer very favorable investment fundamentals, 121 West Trade will enjoy consistently high occupancies, high retention, favorable lease terms, and attractive rent growth well into the future ensuring quality returns.

Square Feet

LACK OF LARGE BLOCKS OF SPACE IN DOWNTOWN CHARLOTTE

As leasing has gained momentum in the Downtown submarket,

RECENT SIZABLE DOWNTOWN OFFICE LEASES

Over the past five years, the Charlotte market has witnessed

large blocks of consolidated vacant space have been absorbed

several

for

quickly. Currently, there are four buildings in downtown Charlotte

companies looking to relocate to the city or significantly

with consolidated blocks of vacant space above 30,000 square

expand their operations within Charlotte. With adequate

feet available. These vacancies are on the 15th floor or higher

vacant space to accommodate large tenants, 121 West Trade

and total 227,044 square feet, which equates to 15.4% of all

will compete favorably until the existing space

is absorbed.

vacant space in the submarket. Additionally, at $28.04 per square

Furthermore, with the demand witnessed in 2012, it’s likely the

foot, the average rental rate for the aforementioned buildings is

space will be leased quickly should an existing tenant vacate.

13.5% higher than the average rental rates at 121 West Trade.

high-profile,

large-scale,

office

requirements

Considering the lack of supply for large blocks of space, coupled Despite the fact that some of the large leases executed in the

with the significant discount to its competition, it’s anticipated that

Downtown submarket in 2012 are larger in size than what 121

the three full floor vacancies at 121 West Trade will be absorbed

West Trade could currently accommodate, the accompanying

over the next 12 to 18 months.

Investment Summary | 2

OPPORTUNITY TO PURCHASE AN IDEALLY LOCATED ASSET WELL BELOW REPLACEMENT COST

With estimated replacement costs of $350 to $375 per square foot, and very limited opportunities for new CBD office supply, the offering represents an excellent value for an investor seeking upside. Furthermore, all four corners of the Trade and Tryon intersection are occupied by office towers; the opportunity to acquire one of these four assets at an attractive basis is a once

WELL POSITIONED IN THE CENTER OF CHARLOTTE’S CBD

121 West Trade’s location in the heart of downtown Charlotte, and two blocks west of the CTC Station for the LYNX light rail line (with additional rail lines planned), provides convenient access to most of downtown Charlotte’s amenities and attractions.

Some of the nearby amenities include: •

within two blocks of the property

in a generation opportunity.

EXCEPTIONALLY WELL-MAINTAINED ASSET WITH THE INVESTMENT OF SIGNIFICANT CAPITAL INTO THE BUILDING

•

common with institutional owners, the asset has been operated

EpiCentre provides a number of restaurant options, as well as a movie theater, bowling alley, and an Aloft Hotel.

•

Westin, Hilton Center City, Hilton Garden Inn, Hampton

West Trade is in pristine condition and will only require normal

Inn, the Holiday Inn, aLoft, the Omni, and Hyatt House.

maintenance to remain a market-leading facility for class “A” •

LOCATED IN CLOSE PROXIMITY TO TRANSPORTATION CENTER LYNX LIGHT RAIL STATION

A key benefit of 121 West Trade’s location is its proximity to the

•

The Property is also located approximately three blocks northwest of the Time Warner Cable Arena, home to the NBA’s Charlotte Bobcats.

•

Bank of America Corporate Center (headquarters building) is diagonally across Tryon Street to the east.

Transportation Center LYNX station, located two blocks to the east. Additionally, the Third Street/Convention Center Station is

Spirit Square Center for the Arts and the Discovery Place Space Center are three blocks north.

require minimal to low capital reserve requirements over the next several years therefore helping to increase yields.

Hotels within walking distance include the Marriott Center City, The Ritz-Carlton, the Dunhill, Courtyard Center City,

at above market standards. As a high quality office tower, 121

tenants. The excellent condition of the building and its systems will

Charlotte’s largest retail destination in the CBD, The EpiCentre, is two blocks east on College Street. The

Institutionally owned and operated since completion in 1990, 121 West Trade has been exceptionally well-maintained. As is

Over 100 restaurants are within walking distance, 25

•

Located five blocks south of the Property is the Levine

four blocks south of the Property. Currently there are 15 stations in

Center for the Arts. This cultural campus is comprised

the system, which carries an average of over 15,500 passenger

of The Knight Theatre, The Bechtler Museum of Modern

trips every day, surpassing the 9,100 riders forecasted for 2011.

Art, Mint Museum Uptown, and the Harvey B. Gantt

Planned rail extensions to the Northeast, Charlotte Douglas

Center for African-American Arts & Culture.

International Airport, and the commuter rail to Lake Norman will make multimodal rail access even more important in the future.

3 | Investment Summary

Investment Summary | 4

Market Highlights SECOND LARGEST U.S. FINANCIAL CENTER

Charlotte is second only to New York City in housing financial

Maersk, a global leader in the shipping industry, maintains its

and banking operations in the U.S. Bank of America, the country’s

headquarters and a significant operation in Charlotte.

second largest bank with $2.2 trillion in assets, is headquartered in Charlotte. Charlotte also houses the East Region headquarters

With low operating costs, limited risk for natural disaster, and a

of Wells Fargo. The former GMAC Financial Services, now Ally

central East Coast location, the Charlotte region has amassed

Bank, recently relocated key operations to downtown Charlotte.

a significant concentration of data centers. There are over four

Similarly, Fifth Third Bank opened a sizeable regional office in

million square feet of internet and enterprise data centers in

downtown Charlotte. Charlotte has been resilient and is recovering

North Carolina, and about 60% of that space is in the Charlotte

earlier than many expected and will likely maintain its position as

region. Additionally, over 1.8 million square of data center

a major city for financial services well into the future.

space is under construction in North Carolina. Apple, Google,

CHARLOTTE’S REBOUNDING LOCAL ECONOMY

Charlotte is known for its ability to weather a recession better than most cities. However, the most recent recession, which impacted the financial sector more than ever before, had many doubting Charlotte’s ability to recover. Nevertheless, Charlotte continued to receive good news during the downturn as over 10,000 new jobs were announced in the span of a few months. Many of these new jobs are related to the emerging energy sector, which now is emblematic of Charlotte’s focus on economic diversity.

With the critical mass from Fortune 500 energy giant, Duke Energy, Charlotte has become focused on changing its “banking only” reputation and actively embraces previously under-recognized, traditional employment sectors such as healthcare, manufacturing, and logistics. An example of this diversification is Maersk Line.

5 | Investment Summary

Facebook, AT&T, Disney, and American Express all operate data centers in the Charlotte region. As data centers become more critical, especially with Cloud based technologies, the Charlotte region will likely attract additional data centers and related support further diversifying the local economy.

Since July of 2009 the Charlotte market has experienced significant new job announcements. A list of the companies looking to add a minimum of 100 new jobs is listed to the right. With employment increasing by more than 18,850 for the MSA during 2010, more than 18,900 in 2011, and more than 17,300 throughout 2012, it’s clear that many of the announced jobs have been filled. This trend is expected to continue with increasing momentum throughout the remainder of 2013 and into 2014 as the overall local economy, especially the energy sector, is poised for growth.

Company

Number of Jobs

Industry

Convergys

1,600

Technical Support / Call Center

MetLife

1,300

Insurance & Financial Services

Connextions Inc.

1,200

Healthcare – Billing Support / Call Center

Red Ventures

1,000

Direct Marketing

Siemens Energy

825

Electrical Engineering; Energy

Electrolux

738

Manufacturer – Appliances

Freightliner

628

Manufacturer – Hybrid & Natural Gas Trucks

RATO North America

600

Manufacturer – Small Gas Engines

Capgemini

550

Consulting; Technology & Outsourcing Services

Fifth Third Bank

500

Banking

Hewitt Associates

463

Consulting - Human Resources

Ally Bank

420

Banking; Finance

Chiquita Brands International

400

Agriculture - Importing of Foods

Bell Lines, Inc.

400

Logistics - Trucking

Red Cross

400

Public Service

United Technologies

325

Aerospace Engineering

Premier, Inc.

300

Healthcare

XPO Logistics

287

Transportation-Logistics Services

Citco Fund

258

Hedge Fund

Shaw Power

225

Energy Engineering; Nuclear Power

Celgard

209

Manufacturer – Battery Parts for Electric Cars

SPX

180

Engineered Products & Technologies

Saertex

178

Technologically Advanced Textiles

BAE Systems

176

Human Resources - Payroll & Accounting

HVM, LLC Management Company

170

Headquarters of Extended Stay Hotels

Husqvarna

160

Manufacturer – Outdoor/Yard Power Equipment

Novant

150

Healthcare

Webvisible

150

Marketing; Technology

Talon Systems

150

Manufacturer – Furniture

FCR Recycling

150

Recycling

ICM, Inc.

145

Energy - Gasifier Technology

Jeld-Wen

141

N. American Headquarters - Door & Window Manufacturing

Mitsubishi

135

Nuclear Energy Systems

Driven Brands

131

Auto Repair Franchising

Fluor Corporation

100

Engineering

100

Energy; High-Voltage Cables / Power Transmission

ABB, Inc. Total:

14,844

Investment Summary | 6

PROJECTED EMPLOYMENT GROWTH, CHARLOTTE SURPASSES THE OVERALL U.S.

According to Economy.com’s fourth quarter 2012 Charlotte MSA report, the Charlotte market is expected to outperform the overall U.S. in job growth over the next four years. Average annual employment growth is projected to be 2.5% for Charlotte and 2.1% for the U.S. As mentioned above, the Charlotte job market is becoming more diverse. Cautious expansion in the financial sector, coupled with growth above the U.S. average in other industries, led to modest job growth in 2011 and 2012. Economy.com is projecting positive job growth for the Charlotte MSA through 2016. The graph below illustrates the projected growth of national employment versus Charlotte.

PERCENT CHANGE IN EMPLOYMENT

6% 4% 2% 0% (2%) (4%) (6%) (8%)

2005

2006

2007

2008

Source: Moody’s Economy.com

2009

2010

2011

2012

2013

Charlotte Employment Growth

2014

2015

2016

U.S. Employment Growth

HISTORICALLY ONE OF THE TIGHTEST CBDS IN THE COUNTRY

Historically, downtown Charlotte has operated at low vacancy levels as its large corporate citizens have frequently leased large portions of space. In the late ‘90s and into the 2000’s, tremendous growth pushed the vacancy rate down to 1.1% in the second quarter of 2008. While the vacancy rate increased in 2009, 2010 and 2011, the trend reversed course in 2012, and the vacancy rate decreased to the present rate of 9.4%. The job growth projections indicate the Downtown submarket will continue to improve over the next three years. Downtown vacancy is expected to decline from the current 9.4% with increased positive absorption expected throughout the remainder of 2013 and into 2014. Charlotte’s inherent competitive advantages described above, and the cost to construct new office buildings, will shift the supply/demand equation to the advantage of existing owners.

DOWNTOWN CHARLOTTE VACANCY

12.0% 10.0% 8.0% 6.0% 4.0% 2.0% 0.0%

7 | Investment Summary

2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012

RAPIDLY BECOMING A LEADER IN THE ENERGY SECTOR

Duke Energy anchors Charlotte’s energy sector. In July of 2012,

materials used in blades for the wind turbine industry) and

Duke Energy finalized its merger with Raleigh, NC based Progress

Celgard, LLC (rechargeable lithium-ion batteries) are some of the

Energy. Duke Energy, which continues to maintain its headquarters

more high-profile Charlotte “green energy ” firms. The “green

in Charlotte, now serves more than 7.1 million customers and is the

energy” companies and the energy sector as a whole benefit from

nation’s largest utility provider, based on the number of customers,

the training and educational resources available within the region.

servicing six regulated territories – North Carolina, South Carolina,

Among these are: University of North Carolina Charlotte’s Energy

Florida, Indiana, Kentucky and Ohio.

Production and Infrastructure Center, The Electric Power Research Institute (EPRI), and Central Piedmont Community College’s

More than 550 firms in the Charlotte area provide energy and

extensive offerings of energy related technical course work.

technical expertise. An example of this is Charlotte based Piedmont Natural Gas Company, a leader in the natural gas industry.

SINCE 2009 DOWNTOWN CHARLOTTE HAS SECURED A GLOBAL

Piedmont serves over one million customers in North Carolina, South

HEADQUARTERS FOR A FORTUNE 1000 FIRM AND A REGIONAL

Carolina and Tennessee. Together the headquarters operations

HEADQUARTERS FOR THREE FORTUNE 500 COMPANIES

of Duke Energy and Piedmont Natural Gas have been attracting

With a deep and diverse labor force within the financial services

additional energy related companies to Charlotte for decades.

sector, and an excellent transportation hub, and lower cost housing than most Northern markets, Charlotte offers an exceptional

Along with the utilities, other energy industry leading firms such

location for financial institutions to expand or relocate. Since

as The Shaw Group (tenant at 121 West Trade), AREVA NP,

2008, three large financial institutions opened their Southeastern

Toshiba, Westinghouse, Fluor, Siemens and URS have helped

hubs in downtown Charlotte. Ally Bank, the namesake tenant

Charlotte to become a center for engineering and design as it

of 440 South Church Street, opened their Southeastern hub in

relates to the energy industry.

2010. BB&T, based in Winston-Salem, North Carolina, recently expanded their large downtown presence, and Fifth Third Bank

Charlotte is also home for a number of energy related manufacturing

recently relocated its Southeastern headquarters to Charlotte.

operations including CoaLogix, SPX (Headquartered in Charlotte), Siemens, Strategic Power Systems, Inc. (SPS), and VA Tech Hydro

Chiquita Brands relocated their corporate headquarters to

USA Corporation. These engineering and manufacturing firms act

Charlotte from Cincinnati, OH and now occupy approximately

as a magnet to attract additional energy related companies.

137,000 square feet in the NASCAR Plaza building, which has been branded with Chiquita signage. Chiquita is a Fortune 1000

Although Charlotte has a history of attracting companies in the

company that expands the food industry’s presence in the local

energy sector, the recent interest in alternative or “green energy”

economy and further rounds out the impressive list of corporate

has raised the city’s national visibility in this sector. Sencera

citizens in downtown Charlotte.

International Corporation (solar), Saertex USA (composite

Investment Summary | 8

Property Overview

ADDRESS

121 West Trade Street, Charlotte, North Carolina 28202 YEAR CONSTRUCTED

1990 TAX PARCEL

073-01-126

shear walls form the elevator and stairway core. The shear walls are 12" reinforced concrete walls that extend from the ground level to level 35. The dome roof is framed with structural steel beams to support the dome metal pan roof and louvers. Wind Load Resistance Design is based on 80 mile-per-hour winds for glass.

EXTERIOR

LAND AREA

The exterior walls consist of etched limestone and precast concrete

0.4751 Acres

panels with accent panels of gray, green and black granite on

OVERVIEW

32-Story, class “A” office building NET RENTABLE AREA

329,930 Square Feet

the lower level entrances. From the office levels 10-32 additional aluminum curtain wall with insulated tinted glass are installed at the center portion of each elevation. On the upper mechanical levels 33 and 34 and the cooling tower, the façade is insulated metal panels installed on structural steel framing.

ACCESS

ROOF

Pedestrian access to the building is provided through doors

The building features a modified bitumen aggregate roofing

fronting West Trade Street and the plaza which faces South Tryon

membrane applied over the concrete structural slab, with a

Street. Vehicular access to the building is from West 4th Street

protection board and precast concrete pavers 2' x 2' x 2" thick.

through an access drive between the adjacent building and its parking deck. Automobile traffic enters the parking garage ramp

ELEVATORS

through a parking gate. Parking is provided on parking levels 2

The building is served by nine (9) Otis, gearless passenger

through 9 within the building. Egress from the building is provided

elevators, one (1) Otis, gearless service elevator and one (1) Otis,

from the exit ramp to the sidewalk at West Trade Street.

basement traction passenger elevator for the garage area. The elevator cabs have marble floors with bronze doors, frames and

FOUNDATION

interior trim. The passenger elevators, for the office areas, have

The perimeter of the building is founded on poured concrete

interior wood panels over bronze trim. The passenger elevator

caissons, ranging in size from 36" to 54" diameter. The caisson

cabs are 63" deep by 77" wide with center-opening, 48" wide

design is based on allowable bearing pressure of 150 tons per

by 84" high doors. The garage elevators have plastic laminate

square foot. The caissons extend to level 1, where reinforced

panels over bronze trim. The service elevator has stainless steel

concrete footings are provided for exterior concrete walls and

interior finishes with stainless steel diamond-plate flooring.

slabs-on-grade. The basement level is approximately 12' below the 1st floor level, and is used for mechanical space and storage.

The four (4) passenger elevators in the low-rise bank are 3,500 lbs. capacity at 700 FPM. The five (5) passenger elevators in the high-

STRUCTURE

rise bank are also 3,500 lbs. capacity and 1,000 FPM. The service

The typical floor has reinforced concrete perimeter and interior

elevator is rated 4,000 lbs. at 500 FPM. The garage/passenger

beams, with poured-in-place concrete deck, with rib beams

elevator for levels P2 through P9 is rated at 2,500 lbs. at 350 FPM.

spaced approximately 8' apart. The beams and ramps in the parking garage from level 2 through level 9 have post tension

The operating and signal systems for the low-rise and high-rise

cables in the 14" x 6" wide ribs. The post-tensioned cables are

bank are Otis Elevonic 401 for 4-plex variable voltage. The

tied to the shear wall beams at the center of the building, and to

service elevator and passenger elevator for the parking garage

the exterior edge of the slab. At the office areas, levels 10 through

are Otis Elevonic Simplex variable voltage units.

35 have similar construction, with a typical 5" slab. The interior

11 | Property Overview

HVAC

The typical office floor has a 16,000 CFM air handling unit with

Each tenant office floor has a separate HVAC room with the air

20 HP supply fans with 2,000 CFM outside air. The cooling coil in

handling unit and supply ductwork. Tenant spaces include additional

the air handling unit range from 450,000 BTU to approximately

VAV boxes, power induction boxes and fan units with electric heat

520,000 BTU. The office air handling units are provided with a

coils for perimeter heating. The perimeter heating on each floor is

cooling coil based on 56 to 65 GPM chilled water with a face

broken down into eight (8) separate zones with thermostat control.

velocity of 500 FPM. On the ground floor, a separate 3,000 CFM air handling unit providing with 2,000 CFM outside air and

The original HVAC system was installed in 1990 with pneumatic

243,000 BTU cooling. Two (2) additional ground floor air handling

valve controls of chilled water piping valves and control

units are provided for the two (2) tenant areas. A separate 16,000

dampers. The building automation system has been upgraded

CFM is provided in the mechanical room at level 32.

in 1999 with the Andover Energy Management System controls for chillers and air handlers.

Chilled water for the air handling units is provided from three (3), 495-ton chillers located at the mechanical room on level 32. Each

ELECTRICITY

chiller is provided with an 870 GPM, 7-/12 HP, primary chilled

Main power comes into the transformer vault located under

water pump and a 1,495 GPM, 30-HP condenser water pump to

the loading dock. Primary high voltage service is run from the

the cooling tower. There are two (2) secondary chilled water pumps

basement to the level 33 electrical room to two 3,750 KVA

each 2,000 GPM, 50-HP units. On the tenant floors, auxiliary

switchgears and disconnects. The level 33 electrical room has

condenser water is provided at each office level within the core.

individual switchgear to provide 208 volt buss duct drops and

The auxiliary condenser water system has two (2), 40-HP pumps

480-volt buss duct drops through each electrical closet in the

rated at 970 GPM each. This condenser water is used for tenant

core. Each office floor has 208/480 volt service to provide tenant

terminal units and power induction boxes within the tenant space.

power and lighting requirements.

The chilled water loop has a plate heat exchanger located on the upper mechanical floor to provide an economizer cycle. The plate

A 1,000 KW Caterpillar emergency generator is provided in

heat exchanger is based on 1,500 GPM chilled water and 1,622

the loading dock area. The emergency generator provides

GPM condenser water. Additional self-contained water-cooled units

emergency power to all life safety lighting, smoke and elevator

are provided in the basement and parking garage core areas for

pressurization fans and to two (2) elevators for firemen control

additional cooling. The mechanical room on level 33 also has two

during an alarm event.

(2) 6,000 CFM, self-contained units providing 182,000 BTU cooling.

Property Overview | 12

INTERIOR FINISHES

Lobby – The main lobby has a combination of green, white

pressure. The fire system has Fire Department connections at the

and black marble flooring with similar marble on the sidewalls

loading dock and in front of the building. The building is provided

abutting the bronze storefront entrances. The main lobby

with a fire pump for the parking garage and first ten (10) floors of

provides access to retail spaces and a center, circular elevator

office space. The second fire pump provides pressure for the high-

court for access to the two (2) banks of elevators to the office

rise portion of the building for office levels 20 through 32 and the

and the parking garage elevators. The elevator lobbies have

penthouses. The fire pumps are each rated at 125 HP and 750 GPM.

similar finishes with a barrel vault ceiling with painted gypsum board and fluorescent soffit lighting.

SECURITY

Common Areas & Corridors – The common area walls are

day, 7 days a week. Card readers are provided in the elevator

painted or vinyl coated gypsum board. The ceiling system is 2’

to provide after hours access. The security center in the lobby

x 2’ lay-in acoustic tiles with recessed fluorescent lighting.

monitors cameras located in the freight elevator, loading dock and

Restrooms – Each office floor has a men's and women's restroom

The main lobby has a security desk which is manned 24-hours a

lobby areas and parking garage.

which has 2x2 ceramic tile flooring and walls with acoustical

PARKING

drop ceilings. The typical restrooms have granite counter tops

The parking garage is located on levels 2 through 9 in the

with three (3) or four (4) under-counter mounted sinks and dual

building. The parking garage totals 267 spaces for a parking

handle faucets. Each restroom has a handicap stall with grab

ratio of 0.81 per 1,000 rentable square feet.

bars. Painted metal ceiling-hung partitions are installed in each

LOADING DOCKS

restroom.

Tenant Spaces – The standard tenant space has painted gypsum board walls, carpeted flooring and 2’ x 2’ lay-in ceiling tiles with 2’ x 2’ recessed fluorescent light fixtures.

FIRE & LIFE SAFETY

The building is fully sprinklered with a wet system in the office and common areas and a dry system in the parking garage. Main service enters the building at the basement and fire pumps provide additional

13 | Property Overview

The Property is serviced by a loading dock which is accessible through the parking garage entrance.

ZONING

UMUD-Uptown Mixed Use District

Property Overview | 14

121 West Trade Site Plan WEST FOURTH STREET

PARKING DECK

SOUTH TRYON STREET

SOUTH CHURCH STREET

note: not part of offering

WEST TRADE STREET

15 | Investment Summary

Investment Summary | 16

Tenant Summary

Shaw Facilities, Inc. (Chicago Bridge & Iron) Square Feet:

117,395

Suites:

1150, 1200, 1400, 1500, 1600, 1700, 1850 & 2900

Lease Expiration:

February 2018

Website:

www.cbi.com

Ticker Symbol:

CBI (NYSE)

Chicago Bridge and Iron Company NV (CB&I) is an integrated engineering, procurement and construction service provider and process technology licensor, delivering solutions to customers primarily in the energy and natural resource industries. CB&I provides conceptual design, technology, engineering, procurement, fabrication, construction and commissioning services.

CB&I has three segments: CB&I Steel Plate Structures, CB&I Lummus, and Lummus Technology.

The Company offers a portfolio of gas processing, refining and petrochemical technologies. On February 13, 2013, the Company completed its acquisition of The Shaw Group Inc. The acquisition of The Shaw Group Inc. adds technology, engineering, procurement, construction, maintenance, fabrication, manufacturing, consulting, remediation, and facilities management to CB&I’s array of services.

The company’s power facilities segment, the tenant at 121 West Trade, provides a range of services, including design, engineering, procurement, and construction (EPC), technology, and consulting services primarily to the fossil and nuclear power generation industries; and Plant Services segment offers electric power refueling outage maintenance, turnaround maintenance, routine maintenance, offshore maintenance, modifications, capital construction, off-site modularization, fabrication, reliability engineering, plant engineering, plant support, and specialty services, as well as predictive and preventive maintenance services.

Faison & Associates Square Feet:

18,595

Suites:

2700 & 3030

Lease Expiration:

November 2013

Website:

www.faison.com

Faison & Associates is a privately-owned real estate investment company that oversees properties valued in excess of $1.5 billion. Headquartered in Charlotte, NC, Faison & Associates is active throughout the Southeast, Mid-Atlantic and Northeast regions. Founded in the 1960’s, the company has been operating for more than 50 years. The company’s development focus is in the retail, multifamily, office, and residential lot segments. Faison has developed more than 40 million square feet of retail, residential and commercial property. In addition to development, Faison & Associates provides property and portfolio management, leasing services, and operates an investment properties division. Since 1994 the company has acquired more than $1.4 billion of office, retail and multi-family residential properties.

19 | Tenant Summary

The Charlotte City Club Square Feet:

18,471

Suites:

3060, 3100 & BUTCH

Lease Expiration:

November 2020

Website:

www.charlottecityclub.com

The Charlotte City Club provides a private club setting for social and business activities coupled with fine and casual dining in an elegant setting. The Club's location on the top two floors of the 121 West Trade building gives Members and guests an unparalleled view of Charlotte and the surrounding areas. It also offers convenient parking in the building's garage. Members of the club can reserve the upper level for private parties ranging from 10 to 150 guests, while the main floor can accommodate larger events. Membership provides reciprocal guest privileges at more than 350 clubs across the United States and abroad. An affiliation with nearby Charlotte Athletic Club gives City Club Members an athletic club option and an affiliation with the Verdict Ridge Country Club, River Run Golf and Country Club, River Hills Country Club, Firethorne Country Club, High Meadows Golf and Country Club, Asheville Country Club and the Dunes Golf and Beach Club offers the opportunity for golf on some of the area's most preferred courses.

Tenant Summary | 20

SAS Institute, Inc. Square Feet:

12,213

Suite:

2200

Lease Expiration:

September 2018

Website:

www.sas.com

SAS Institute, Inc. provides business analytics software and services. It offers solutions in the areas of business analytics, business intelligence, customer intelligence, financial intelligence, foundation tools, fraud and security intelligence, high-performance analytics, human capital intelligence, information management, IT and CIO enablement, OnDemand solutions, performance management, risk management, supply chain intelligence, and sustainability management, as well as governance, risk, and compliance. The company serves various industries, including casinos, communications, education, financial services, government, health insurance, health care providers, hotels, insurance, life sciences, manufacturing, media, oil and gas, retail, travel and transportation, utilities, and SAS solutions for small to medium businesses in the United States and internationally. SAS Institute Inc. was founded in 1976 and is headquartered in Cary, North Carolina.

21 | Tenant Summary

Caudle & Spears, P.A. Square Feet:

9,278

Suite:

2600

Lease Expiration:

March 2019

Website:

www.caudlespears.com

Caudle & Spears, P.A., located in Charlotte, North Carolina since 1973, is a full service law firm for small to mid-sized businesses and business owners. The firm represents clients in a variety of legal matters, including civil litigation, business planning and corporate formations, real estate transactions, landlord/tenant matters, tax and estate planning, and personal injury. The firm is active throughout North and South Carolina.

Specialties: • Business Planning & Employment Law • Landlord-Tenant Law • Commercial and Civil Litigation • Tax, Trust and Estate Planning

Brookwood Associates, LLC Square Feet:

6,678

Suite:

3000

Lease Expiration:

June 2016

Website:

www.brookwoodassociates.com

Brookwood Associates is a boutique investment banking firm that provides financial advisory and consulting services to middle-market companies. The firm offers mergers and acquisition, sales advisory, business valuation, negotiation, divesture, institutional private placement of equity, mezzanine debt and senior debt, recapitalization, and restructuring consulting services. Additionally, it provides due diligence, private transactions, fairness opinions, bankruptcy, and strategic advisory services. Brookwood Associates, LLC was founded in 1989 and is based in Atlanta, Georgia with an additional office located at the Property.

• Industry Experience: • Business Services • Consumer Products • Food and Agribusiness • Healthcare • Manufacturing • Paper and Packaging • Restaurants • Specialty Retail • Technology and Telecommunications • Wholesale Distribution

Tenant Summary | 22

23 | Tenant Summary

121 West Trade Stacking Plan Square Feet

Lease Term End

16,510

Nov-2020

Charlotte City Club, Inc. (Office)

1,476

Nov-2020

Management Office

1,800

Suite 3030

Faison Enterprises, Inc.

2,047

Suite 3000

Brookwood Associates, LLC

6,678

Jun-2016

Suite 2900

Shaw I

13,280

Oct-2013

Suite 2850

Langford de Kock LLP

6,536

Jul-2018

Suite 2800

Available

8,905

Suite 2700

Faison Enterprises, Inc.

16,548

Nov-3013

Suite 2650

Open Systems Technologies

2,721

May-2014

Suite 2610

Available

2,808

Suite 2600

Caudle & Spears, P.A.

961

Mar-2019

Suite 2600

Caudle & Spears, P.A.

9,278

Mar-2019

Suite 2500

Available

15,601

Suite 2400

Available

16,548

Suite 2350

Natural Resources Group, LLC

2,786

Apr-2015

Suite 2300

Compuware Corporation

5,104

Dec-2015

Suite 2300

Available

7,626

Suite 2250

Available

2,792

Suite 2200

SAS Institute, Inc.

12,213

Suite 2175

Available

5,279

Suite 2150

Computer Tech Solutions, Inc.

3,893

Suite 2125

Available

2,488

Suite 2100

Lead Vision, LLC

3,517

Aug-2017

Suite 2075

HNTB Corporation

1,186

May-2016

Suite 2050

HNTB Corporation

3,450

May-2016

Suite 2020

Technology Project Management

5,063

Mar-2018

Suite 2000

Available

4,803

Suite 1975

PB Americas, Inc.

1,857

May-16

Suite 1950

PB Americas, Inc.

6,101

May-16

Suite 1900

Available (NuTech Solutions, Inc.)

7,243

Jun-13

Suite 1850

Shaw III

9,079

Feb-18

Suite 1800

Fidus Partners, LLC

Suite 1700

Shaw III

Suite 1600 Suite 1500

Suite

Tenant

Suite 3100

Charlotte City Club, Inc. (Restaurant)

Suite 3060 Suite 3050

Nov-2013

Sep-2018 Jan-2015

7,137

Jun-2013

16,216

Feb-2018

Shaw II

16,216

Feb-2018

Shaw I

15,688

Feb-2018

Suite 1400

Shaw I

16,216

Feb-2018

Suite 1200

Shaw I

16,216

Feb-2018

Suite 1150

Shaw II

14,484

Feb-2018

Suite 1100

Available

1,732

Suite 1000

Available

16,142

Suite 150

The Sandwich Club

2,059

Suite 100

The Cut Rock n Roll Barbershop

1,162

Feb-2017

485

Nov-2020

Total Occupied

237,963

72.13%

Total Available

91,967

27,87%

329,930

100.00%

Charlotte City Club, Inc. ("Butcher Space") Basement

Total

2012

2017

2013

2018

2014

2019

2015

2020

2016

Available

Oct-2014

Tenant Summary | 24

25 | Investment Summary

Suite 1500

Shaw I

Suite 1400

Shaw I

Suite 1200

Shaw I

Suite 1150

Shaw II

Suite 1100

Available

Suite 1000

Available

Suite 150

The Sandwich Club

Suite 100

15,688

16,216

16,216

14,484

1,732

16,142

2,059

Feet

1,162

The Cut Rock n Roll Barbershop

Square

Suite

Rent Roll

4.75%

4.91%

4.91%

4.39%

0.52%

4.89%

0.62%

0.35%

of Building

Pro-rata

Feb-2008

Feb-2008

Feb-2008

Apr-2008

Apr-2009

Oct-2009

Begin

End

Feb-2018

Feb-2018

Feb-2018

Feb-2018

Oct-2014

Feb-2017

Lease Term

$2,767

Mar-2016

Mar-2017

Mar-2017

$42,797 $44,080

Mar-2016 Mar-2017

$39,024 $40,201 $41,403 $42,645

Mar-2014 Mar-2015 Mar-2016 Mar-2017

$37,887

$41,554

Mar-2015

Current

$40,337

Mar-2014

$39,162

$44,080

Mar-2016

Current

$41,554 $42,797

Mar-2015

$40,337

Mar-2014

$39,162

$39,372

Mar-2016

Current

$37,115 $38,226

Mar-2015

$36,029

$34,979

$3,789

Mar-2014

Current

Nov-2013

$3,696

$2,706

Mar-2015

Current

$2,646

$2,588

Monthly

Mar-2014

Current

Begin

Rental Increases

$511,743

$496,839

$482,406

$468,287

$454,638

$528,966

$513,561

$498,642

$484,048

$469,940

$528,966

$513,561

$498,642

$484,048

$469,940

$472,468

$458,708

$445,383

$432,347

$419,746

$45,463

$44,351

$33,198

$32,466

$31,757

$31,060

Annually

Rental Rates PSF

$32.62

$31.67

$30.75

$29.85

$28.98

$32.62

$31.67

$30.75

$29.85

$28.98

$32.62

$31.67

$30.75

$29.85

$28.98

$32.62

$31.67

$30.75

$29.85

$28.98

$22.08

$21.54

$28.57

$27.94

$27.33

$26.73

2007 Base Stop GU 95%

2007 Base Stop GU 95%

2007 Base Stop GU 95%

2007 Base Stop GU 95%

Net GU 95%

Net GU 95%

Recovery Type

Comments/Options

Six percent (6%) of Tenant's gross sales in excess of $650K. 1, 5 year renewal option; 9 months notice required.

2, 3 year renewal options; 9 months notice required.

Investment Summary | 26

Suite

Suite 2020

Technology Project Management

Suite 2000

Available

Suite 1975

PB Americas, Inc.

Suite 1950

PB Americas, Inc.

Suite 1900

Available (NuTech Solutions, Inc.)

Suite 1850

Shaw III

Suite 1800

Fidus Partners, LLC

Suite 1700

Shaw III

Suite 1600

Shaw II

5,063

4,803

1,857

6,101

7,243

9,079

7,137

16,216

1.53%

1.46%

0.56%

1.85%

2.20%

2.75%

2.16%

4.91%

4.91%

of Building

Feet

16,216

Pro-rata

Square

Oct-2012

Feb-2013

May-2005

Jul-2005

Sep-2008

Nov-2007

Aug-2008

Apr-2008

Begin

End

Mar-2018

May-2016

May-2016

Jun-2013

Feb-2018

Jun-2013

Feb-2018

Feb-2018

Lease Term Monthly

$42,797 $44,080

Mar-2016 Mar-2017

$42,797 $44,080

Mar-2016 Mar-2017

$23,961 $24,680

Mar-2016 Mar-2017

$3,901.25

Jan-2016

$9,839 $10,084 $10,337 $10,594 $10,860

Oct-2013 Oct-2014 Oct-2015 Oct-2016 Oct-2017

$9,599

$3,788.28

Jan-2015

Current

$3,676.86

Jan-2014

$3,570.08

$12,817

Jan-2016 Current

$12,446

Jan-2015

$11,729 $12,085

Jan-2014

Current

$13,768

$23,265

Current

$22,584

Mar-2015

$21,926

Mar-2014

Current

$16,486

$41,554

Mar-2015

Current

$40,337

Mar-2014

$39,162

$41,554

Current

$40,337

Mar-2015

$39,162

Mar-2014

Current

Begin

Rental Increases

$130,322

$127,132

$124,044

$121,006

$118,069

$115,183

$46,815

$45,459

$44,122

$42,841

$153,806

$149,352

$145,021

$140,750

$165,213

$296,157

$287,532

$279,179

$271,008

$263,109

$197,838

$528,966

$513,561

$498,642

$484,048

$469,940

$528,966

$513,561

$498,642

$484,048

$469,940

Annually

Rental Rates PSF

$25.74

$25.11

$24.50

$23.90

$23.32

$22.75

$25.21

$24.48

$23.76

$23.07

$25.21

$24.48

$23.77

$23.07

$22.81

$32.62

$31.67

$30.75

$29.85

$28.98

$27.72

$32.62

$31.67

$30.75

$29.85

$28.98

$32.62

$31.67

$30.75

$29.85

$28.98

2012 Base Stop GU 95%

2011 Base Stop GU 95%

2011 Base Stop GU 95%

2005 Base Stop GU 95%

2007 Base Stop GU 95%

2007 Base Stop GU 95%

2007 Base Stop GU 95%

2007 Base Stop GU 95%

Recovery Type

1, 5 year renewal option at current market rate; 9 months notice required. Right of First Offer to lease Suite 2000 (4,803 SF) as it becomes available.

Tenant has vacated; space is available for sublease.

Tenant has the right to give back the 18th floor on 11/1/2015.

Tenant must provide notice by 11/1/2014. Tenant must pay four (4) months of then current rent and any unamortized TI's and commission at nine percent (9%).

Tenant is currently talking with the current owner about plans after lease expiration; TBD.

Comments/Options

27 | Investment Summary

Suite 2300

Compuware Corporation

Suite 2300

Available

Suite 2250

Available

Suite 2200

SAS Institute, Inc.

Suite 2175

Available

Suite 2150

Computer Tech Solutions, Inc.

Suite 2125

Available

Suite 2100

Lead Vision, LLC

Suite 2075

HNTB Corporation

Suite 2050

HNTB Corporation

Suite

5,104

7,626

2,792

12,213

5,279

3,893

2,488

3,517

1,186

3,450

Feet

Square

1.55%

2.31%

0.85%

3.70%

1.60%

1.18%

0.75%

1.07%

0.36%

1.05%

of Building

Pro-rata

Jul-2004

Aug-2006

Dec-2011

Jul-2012

Feb-2008

Sep-2004

Begin

End

Dec-2015

Sep-2018

Jan-2015

Aug-2017

May-2016

May-2016

Lease Term

$7,251

Mar-2016

$2,493

Mar-2016

Aug-2016

$23,235 $23,591 $23,958

Oct-2015 Oct-2016 Oct-2017

$9,868 $10,038 $10,208

Jul-2013 Jul-2014 Jul-2015

$9,698

$22,879

Oct-2014

Current

$22,543

Oct-2013

$22,207

$7,634

Dec-2014

Current

$7,449

Dec-2013

$7,267

$6,955

Aug-2015

Apr-2013

$6,621 $6,785

Aug-2014

$6,460

Aug-2013

$6,301

$2,425

Mar-2015

Current

$2,361

Mar-2014

$2,298

$7,055

Mar-2015

Current

$6,868

$6,684

Monthly

Mar-2014

Current

Begin

Rental Increases

$122,496

$120,454

$118,413

$116,371

$287,494

$283,097

$278,823

$274,548

$270,518

$266,488

$91,602

$89,383

$87,203

$83,458

$81,419

$79,449

$77,515

$75,616

$29,911

$29,104

$28,334

$27,575

$87,009

$84,663

$82,421

$80,213

Annually

Rental Rates PSF

$24.00

$23.60

$23.20

$22.80

$23.54

$23.18

$22.83

$22.48

$22.15

$21.82

$23.53

$22.96

$22.40

$23.73

$23.15

$22.59

$22.04

$21.50

$25.22

$24.54

$23.89

$23.25

$25.22

$24.54

$23.89

$23.25

2011 Base Stop GU 95%

2012 Base Stop GU 95%

2011 Base Stop GU 95%

2012 Base Stop GU 95%

2008 Base Stop GU 95%

2004 Base Stop GU 95%

Recovery Type

Comments/Options

2, 3 renewal options; 9 months notice required.. Right of First Offer to lease any or any portion of offer space as it becomes available.

Five percent (5%) cap on controllable expenses. Tenant has the Option to Terminate lease effective 9/30/16 with 12 months notice and payment of the unamortized cost of all brokerage commissions and legal fees, and the Extension Term cost TI at the rate of eight percent (8%). Right of First Offer to lease any space on the 22nd floor that is contiguous to the premises.

One, five-year Renewal Option at current market rate; nine months notice required.

One, three-year Renewal1, 3 year renewal option at FMR; 9 months notice required. ROFO on suite 2000, consisting of 4,803 rsf as it becomes available. Tenant has Termination Option on this windowless portion of space effective either 2/28/14 or 2/28/15; 90 days notice and fee equal to one month of base rent, costs of any demising work, and unamortized costs.

1, 3 year renewal option at fair market rate; 9 months notice required. Right of First Offer on Suite 2000 (4,803 SF) as it becomes available.

Investment Summary | 28

Suite 2800

Available

Suite 2700

Faison Enterprises, Inc.

Suite 2650

Open Systems Technologies

2610

Available

Suite 2600

Caudle & Spears, P.A.

Suite 2600

Caudle & Spears, P.A.

Suite 2500

Available

Suite 2400

Available

8,905

16,548

2,721

2,808

961

9,278

15,601

16,548

Natural Resources Group, LLC

Suite 2350

Feet

2,786

Suite

Square

2.70%

5.02%

0.82%

0.85%

0.29%

2.81%

4.73%

5.02%

0.84%

of Building

Pro-rata

Dec-2009

Mar-2011

Jun-2013

Feb-1991

May-2006

Begin

End

Nov-3013

May-2014

Mar-2019

Mar-2019

Apr-2015

Lease Term

$20,587 $21,462 $22,374 $23,325

Apr-2015 Apr-2016 Apr-2017 Apr-2018

$2,223 $2,318 $2,416

Apr-2015 Apr-2016 Apr-2017 Apr-2018

Current

Mar-2014

$32,186

$5,451

$5,292

$2,133

Apr-2014

Current

$0 $2,045

Nov-2013

$1,962

$19,748

Apr-2014

Current

$0

Nov-2013

$18,943

$5,437

Nov-2014

Current

$5,305

$5,175

Monthly

Nov-2013

Current

Begin

Rental Increases

$386,230

$65,413

$63,508

$28,993

$27,811

$26,677

$25,591

$24,544

$0

$23,545

$279,899

$268,488

$257,542

$247,043

$236,972

$0

$227,431

$65,248

$63,660

$62,100

Annually

Rental Rates PSF

$23.34

$24.04

$23.34

$30.17

$28.94

$27.76

$26.63

$25.54

$0.00

$24.50

$30.17

$28.94

$27.76

$26.63

$25.54

$0.00

$24.51

$23.42

$22.85

$22.29

2009 Base Stop GU 95%

2011 Base Stop GU 95%

Full Service

Full Service

2012 Base Stop GU 95%

Recovery Type

Comments/Options

Commencement date is an estimate. One, five-year Renewal Option effective 4/1/19 at current market rate; nine months notice required.

One, five-year Renewal Option effective 4/1/19 at current market rate; nine months notice required. Tenant has a $12/SF tenant improvement allowancethat they have not fully used; any unused allowance will be credited to the buyer at closing.

5% cap on expenses. 1, 2 year renewal option and then a 1, 5 year renewal option. One time right to terminate lease effective 4/30/14 with 180 days notice and a fee of $13,803.89.

29 | Investment Summary

237,963

91,967

329,930

Total Occupied

Total Available

Total

Basement

100.00%

27.87%

72.13%

0.15%

485

Charlotte City Club, Inc. ("Butcher Space")

Suite 3100

5.00%

0.45%

0.55%

0.62%

2.02%

16,510

1,476

1,800

2,047

6,678

4.03%

1.98%

of Building

Pro-rata

Charlotte City Club, Inc. (Restaurant)

Suite 3060

Charlotte City Club, Inc. (Office)

Suite 3050

Management Office

Suite 3030

Faison Enterprises, Inc.

Suite 3000

Brookwood Associates, LLC

Suit 2900

Shaw I

13,280

6,536

Langford de Kock LLP

Suite 2850

Feet

Suite

Square

Jan-1992

Dec-2003

Mar-2010

Dec-2011

Nov-2010

Feb-2008

Dec-2005

Begin

End

Nov-2020

Nov-2020

Nov-2020

Nov-2013

Jun-2016

Oct-2013

Jul-2018

Lease Term

$167,583 $172,158

$13,965 $14,347 $14,744

Jun-2017 Jun-2018

Nov-2015

$44,250

$3,598 $3,688 $3,780

Mar-2019 Mar-2020

Current

$202

$16,923

$42,110 $43,173

$3,509

Mar-2017 Mar-2018

Current

$41,092

Mar-2016

$2,425

$203,073

$45,357

$40,088

$3,341 $3,424

Mar-2015

$39,114

$38,155

$3,260

$3,180

$47,777

$160,272

$157,601

$154,930

$152,258

$415,664

$176,930

Mar-2014

Current

$3,981

$13,133 $13,356

Nov-2014

Current

$12,911

$12,688

Nov-2013

Current

$34,639

$163,073

$13,589

Jun-2015 Jun-3016

Current

$158,694

Jun-2014

$154,446

$12,870 $13,225

Aug-2013

$0

$0

Annually

$0

$0

Monthly

Rental Rates

Mar-2013

Current

Begin

Rental Increases

$5.00

$12.30

$30.73

$29.98

$29.25

$28.53

$27.84

$27.16

$26.50

$25.85

$23.34

$24.00

$23.60

$23.20

$22.80

$31.30

$27.07

$26.34

$25.64

$24.95

$24.28

$23.63

$0.00

$0.00

PSF

Full Service

Net GU 95%

2010 Base Stop GU 95%

2009 Base Stop GU 95%

2011 Base Stop GU 95%

2007 Base Stop GU 95%

2012 Base Stop GU 95%

Recovery Type

2, 5 year renewal options at current market rate; 6 months notice required. 3/1/15 - 7/1/15 - Landlord shall make available to Tenant an improvement allowance of $14,760, which may only be applied to renovations for the office premises.

Valuation assumes that this will remain the management office.

Five percent (5%) cap on expenses (excludes utilities, security, snow removal, insurance, taxes). One-time option to terminate lease effective 4/1/14; notice due by 10/31/13, with the fee paid to Landlord by 1/31/14. The Fee is equal to two months rent plus the sum of the unamortized portion of all leasing costs. Tenant has the option to expand space; notice due by 6/30/13.

Tenant has exercised Termination Option for this space.

1, 5 year renewal option at FMR; 12 months notice required.

Right of second offer to lease the remainder of suite 2810.

Comments/Options

Investment Summary | 30

Financial Analysis

Method of Analysis The following cash flow projection is based upon current lease information and assumptions regarding future occupancy, operating expenses, and revenues. The analysis period begins as of July 1, 2013. Both contractual lease terms for existing leases and anticipated lease terms for future lease contracts are projected over a ten-year analysis period.

For all current vacancies, or upon expiration of a lease, a market rent is assigned to the space upon commencement of a new lease.

The market rent is established for 2013 and increased by the rental growth rate on an annual basis during the analysis period.

The assumptions for market rents, tenant improvements, and leasing commissions are based upon current market activity and lease transactions completed at the property and in the submarket.

The attached cash flow projections have been prepared by CBRE using Argus software and incorporating appropriate assumptions that are detailed in the Table of Assumptions on the following pages. The projections set forth in this Offering Memorandum do not constitute a representation, warranty or guaranty by CBRE or the Owner of any of the numbers set forth herein or of any economic value attributable to the Property or income that may be derived there from.

33 | Financial Analysis

Summary of Financial Assumptions GLOBAL

SECOND GENERATION LEASING

Analysis Period

75%

Retention Ratio

Commencement Date

July 1, 2013

End Date

June 30, 2023

Annual Market Rent - Office (FL 10 - 20)

$23.50 PSF

10 Years

Annual Market Rent - Office (FL 21 - 32)

$25.00 PSF

Annual Market Rent - Retail

$25.00 PSF

Annual Market Rent - Basement

$10.00 PSF

Term Area Measures Building Square Footage (RSF)

7 Years

Lease Term

329,930 SF 5.00%

Vacancy and Credit Loss [1]

2.50% Annually

Rent Adjustment REVENUES Market Rent Growth

Base Stop

Expense Recovery Type - Retail

Net

3.00%

2019 -

3.00%

2015 -

4.50%

2020 -

3.00%

New

2016 -

5.50%

2021 -

3.00%

Renewal

2017 -

4.50%

2022 -

3.00%

Weighted Average

2018 -

3.00%

2023 + -

3.00%

Initial Tenant Improvements

2.50%

EXPENSES

Operating Expenses

2.50%

Capital Reserves

2.50%

Property Taxes

1.50%

Taxes Reassessed upon Sale [2] Management Fee (% of EGR) [4] Operating Expense Source [5]

$25.00 PSF $7.00 PSF $11.50 PSF

Commissions

Growth Rates

Capital Reserves

Expense Recovery Type - Office

2014 -

Parking Rent Growth [3] -

$15.00 PSF

Annual Market Rent - Charlotte City Club

No 2.50% 2013 Budget $0.15 PSF

New

6.00%

Renewal

3.00%

Weighted Average

3.75%

Downtime

6 Month(s)

Rental Abatement [6]

7 Month(s)

VACANT SPACE LEASING 91,967 SF

Total Vacant as of July 1, 2013

18 Month(s)

Absorption Period [7]

7 Years

Lease Term Initial Annual Market Rent

Same as Above Base Stop

Expense Recovery Type Rent Adjustment

2.50% Annually $25.00 PSF

Tenant Improvements

6.00%

Commission

7 Month(s)

Rental Abatement [6]

[1]

General Vacancy Loss factor includes attributes to projected lease-up, rollover downtime, and fixturing downtime. Shaw and SAS Institute, Inc. are excluded from the vacancy and credit loss.

[2] CBRE encourages investors to perform their own due diligence regarding tax legislation in Charlotte, NC and its potential impact on future tax assessments.

The number used in the analysis is based off the Seller’s 2013 Budget.

[3]

The current Parking Agreement is March 1, 2013 to February 28, 2014, with automatic one (1) year terms, unless sooner terminated. For purpose of this valuation, it is assumed that agreement will be renegotiated annually and the rent will increase by 2.5% per year.

[4]

The valuation assumes that going forward the parking deck income will be 2.50% of the effective gross revenue excluding the parking deck income.

[5]

Operating expenses are based of the Seller’s 2013 Budget. Owner related/non-reimbursable expenses were excluded from the valuation.

[6]

Seven (7) months abatement is outside of the lease term and is only for available office space in the first 18 months of the valuation.

[7] The entire Charlotte market had 1,090,149 rsf of net absorption in 2012 (194,840 sf in the CBD) which ended the year with a vacancy rate of 9.40% for the CBD and few large blocks of space remaining. Office building owners can continue to expect a steady improvement in occupancy. The 91,967 RSF of vacant space is assumed to be leased up in the first 18 months of the valuation.

Financial Analysis | 34

35 | Financial Analysis FY 2014

301,920

2,400

1,380

Parking Revenue

Tenant Work Orders

Other Misc.

(644,172)

Utilities

($0.43)

(223,992)

(149,724)

Administrative

$9.36

3,486,525

0 (3,258,425) (169,777)

$0.00 ($9.88) ($0.51)

City Club Refurbishment Allowance

TOTAL CAPITAL COSTS

OPERATING CASH FLOW

(50,109)

(1,039,832)

($3.15) ($0.15)

Capital Reserve

(2,168,484)

3,088,648

(2,876,568)

(141,520)

(226,786)

(59,588)

(693,316)

(280,055)

(1,410)

(669,162)

(545,930)

(258,801)

5,965,216

Leasing Commissions

($6.57)

($8.72)

(2,837,688)

($0.18)

Tenant Improvements

CAPITAL COSTS

NET OPERATING INCOME

Total Operating Expenses

Management Fee

($0.69)

(58,848)

Insurance

($2.10)

(688,164)

Real Estate Taxes

($0.85)

(276,600)

($0.00)

($2.03)

($1.65)

Security

(1,392)

(539,184)

Repairs and Maintenance

Roads & Grounds

(255,612)

Cleaning

($0.78)

$0.00 $18.08

0

6,324,213

0

1,398

2,430

304,436

104,611

226,963

5,325,378

($1,047,419)

5,965,216

General Vacancy

EXPENSES

$8,294,381 ($1,921,584)

$18.08

$0.00

$0.01

$0.92

$0.32

$0.69

EFFECTIVE GROSS REVENUE

6,324,213

103,320

Utility Reimbursement

Total Potential Gross Revenue

212,892

Expense Reimbursement Revenue

Base Rent Abatements

Total Scheduled Base Rent

$16.14

($3.17)

(117,051)

5,702,301

Absorption & Turnover Vacancy

$25.14 ($5.82)

8,241,360

(2,422,008)

Base Rental Revenue

Scheduled Base Rent

$/SF/Year

3,390,663

(1,448,419)

(14,760)

(51,362)

(453,628)

(928,669)

4,839,082

(3,034,463)

(189,038)

(232,458)

(61,076)

(703,714)

(287,059)

(1,445)

(734,829)

(559,576)

(265,268)

7,873,545

0

7,873,545

1,431

2,490

312,048

107,228

295,938

7,154,410

($1,005,130)

($348,511)

$8,508,051

95.90%

76.71%

Physical Occupancy

In-place

84.09%

64.20%

Overall Economic Occupancy

REVENUES

Jun-2015

Jun-2014

Fiscal Year Ending Jun-30

Cash Flow Projections

5,925,803

(211,742)

0

(52,644)

(62,228)

(96,870)

6,137,545

(3,142,616)

(224,007)

(238,267)

(62,602)

(714,271)

(294,234)

(1,480)

(762,289)

(573,566)

(271,900)

9,280,161

(225,539)

9,505,700

1,469

2,553

319,852

109,907

387,748

8,684,171

($37,108)

($52,155)

$8,773,434

99.42%

96.41%

Jun-2016

5,985,227

(465,914)

0

(53,961)

(158,533)

(253,420)

6,451,141

(3,217,631)

(233,524)

(244,224)

(64,168)

(724,984)

(301,591)

(1,517)

(781,016)

(587,907)

(278,700)

9,668,772

(225,451)

9,894,223

1,504

2,618

327,848

112,655

448,004

9,001,594

$0

($65,349)

$9,066,943

99.29%

96.79%

Jun-2017

3,570,884

(2,437,573)

0

(55,310)

(917,080)

(1,465,183)

6,008,457

(3,260,909)

(223,332)

(250,331)

(65,773)

(735,860)

(309,131)

(1,556)

(786,657)

(602,604)

(285,665)

9,269,366

(259,248)

9,528,614

1,541

2,681

336,040

115,471

444,820

8,628,061

$0

($540,038)

$9,168,099

94.31%

91.28%

Jun-2018

5,586,339

(690,545)

0

(56,694)

(253,352)

(380,499)

6,276,884

(3,350,340)

(232,070)

(256,589)

(67,416)

(746,898)

(316,858)

(1,596)

(818,437)

(617,668)

(292,808)

9,627,224

(224,710)

9,851,934

1,581

2,750

344,440

118,359

373,246

9,011,558

$0

($149,192)

$9,160,750

98.54%

95.92%

Jun-2019

6,535,355

(58,109)

0

(58,109)

0

0

6,593,464

(3,434,846)

(241,881)

(263,004)

(69,103)

(758,100)

(324,778)

(1,634)

(843,109)

(633,111)

(300,126)

10,028,310

(322,063)

10,350,373

1,621

2,818

353,052

121,318

453,136

9,418,428

$0

$0

$9,418,428

100.00%

96.58%

Jun-2020

6,311,418

(584,240)

0

(59,564)

(172,662)

(352,014)

6,895,658

(3,510,018)

(251,096)

(269,577)

(70,829)

(769,472)

(332,899)

(1,675)

(857,902)

(648,937)

(307,631)

10,405,676

(150,115)

10,555,791

1,659

2,889

361,876

124,349

498,369

9,566,649

$0

($185,254)

$9,751,903

97.89%

96.56%

Jun-2021

4,471,548

(2,617,143)

0

(61,050)

(1,020,766)

(1,535,327)

7,088,691

(3,581,944)

(257,492)

(276,318)

(72,601)

(781,014)

(341,222)

(1,718)

(871,097)

(665,160)

(315,322)

10,670,635

0

10,670,635

1,703

2,960

370,924

127,460

458,634

9,708,954

$0

($536,852)

$10,245,806

95.15%

94.76%

Jun-2022

6,679,021

(838,504)

0

(62,579)

(313,592)

(462,333)

7,517,525

(3,680,855)

(270,444)

(283,226)

(74,416)

(792,730)

(349,753)

(1,758)

(903,534)

(681,790)

(323,204)

11,198,380

(199,525)

11,397,905

1,744

3,034

380,596

130,646

445,324

10,436,561

$0

($162,808)

$10,599,369

98.57%

96.58%

Jun-2023

7,245,246

(533,486)

0

(64,143)

(185,640)

(283,703)

7,778,732

(3,767,907)

(278,904)

(290,306)

(76,275)

(804,621)

(358,494)

(1,805)

(927,380)

(698,836)

(331,286)

11,546,639

(256,944)

11,803,583

1,790

3,110

390,504

133,910

496,408

10,777,861

$0

($116,384)

$10,894,245

98.97%

96.57%

Jun-2024

Financial Analysis | 36

(638,284)

Utilities

The proforma expenses are based off the seller’s 2013 budget with estimated inflation.

Non-reimbursable/owner expenses were removed from the valuation. CBRE encourages investors to perform their own due diligence regarding owner specific expenses.

$4,393,443

[3]

$11.76

0 (2,882,594)

[2]

$3,878,958

0.00 (9.20)

(152,402)

(237,004)

(54,742)

(678,016)

(270,436)

274

(631,212)

(613,579)

(245,478)

7,276,037

0

7,276,037

329,763

0

282,000

532,149

6,132,125

($119,483)

$0

$6,251,608

CY 2012 Actual

FY 2014 is July 1, 2013 to June 30, 2014. Calendar year 2013 year-to-date statements are available upon request.

$14.91

$4,919,815

NET OPERATING INCOME

(3,035,276)

(0.47)

(0.71)

(0.15)

(2.10)

(0.84)

(0.57)

(1.90)

(1.70)

(0.76)

20.96

0.00

20.96

0.02

0.00

0.84

1.26

18.84

($0.86)

$0.00

$19.70

CY 2011 Actual (PSF)

[1]

(8.20)

0

($0.00)

(851)

(154,137)

(234,689)

(50,670)

(693,523)

(275,742)

(187,290)

(627,755)

(559,928)

(251,542)

($0.51)

(2,706,231)

Other

(169,531)

Management Fee

($0.74)

($0.17)

($1.60)

($0.81)

($0.00)

($1.93)

($1.64)

($0.79)

TOTAL OPERATING EXPENSES

(56,984)

(245,308)

Administrative

(526,799)

Real Estate Taxes

Insurance

(267,367)

Security

(1,068)

(539,606)

Repairs and Maintenance

Roads & Grounds

(260,433)

6,914,235

$23.11

7,626,047

Cleaning

OPERATING EXPENSES [2] [3]

EFFECTIVE GROSS REVENUE

6,914,235 0

$23.11

5,678

0

278,000

415,290

6,215,267

($283,494)

$0

$6,498,761

CY 2011 Actual

0

7,626,047

TOTAL GROSS REVENUE

General Vacancy Loss

$0.62

$0.00

204,434

0

$0.83

$0.98

$20.69

($0.23)

$0.00

$20.92

CY 2010 Actual (PSF)

Other Misc.

Tenant Work Orders

322,269

274,000

Parking Revenue

6,825,344

Total Scheduled Base Rent

Expense Reimbursement Revenue

($75,615)

$0

$6,900,959

Base Rent Abatements

Absorption & Turnover Vacancy

Base Rental Revenue

Scheduled Base Rent

REVENUES

CY 2010 Actual

Historical Income & Expense Detail

$13.32

(8.74)

0.00

(0.46)

(0.72)

(0.17)

(2.06)

(0.82)

0.00

(1.91)

(1.86)

(0.74)

22.05

0.00

22.05

1.00

0.00

0.85

1.61

18.59

($0.36)

$0.00

$18.95

CY 2012 Actual (PSF)

$3,088,648

(2,876,568)

0

(141,520)

(226,786)

(59,588)

(693,316)

(280,055)

(1,410)

(669,162)

(545,930)

(258,801)

5,965,216

0

5,965,216

1,398

2,430

304,436

331,574

5,325,378

(1,047,419)

(1,921,584)

8,294,381

FY 2014 Proforma [1]

$9.36

(8.72)

0.00

(0.43)

(0.69)

(0.18)

(2.10)

(0.85)

(0.00)

(2.03)

(1.65)

(0.78)

18.08

0.00

18.08

0.00

0.01

0.92

1.00

16.14

(3.17)

(5.82)

25.14

FY 2014 Proforma (PSF)

Existing Lease Expirations Fiscal Year

Number of Suites

Net Rentable Square Feet Expiring

Percentage Square Feet Expiring

Cumulative Square Feet Expiring

2014

5

41,733

12.65%

12.65%

2015

3

8,738

2.65%

15.30%

2016

6

24,376

7.39%

22.69%

2017

1

1,162

0.35%

23.04%

2018

9

112,695

34.16%

57.20%

2019

4

28,988

8.79%

65.98%

2020

0

0

0.00%

65.98%

2021

3

18,471

5.60%

71.58%

2022

0

0

0.00%

71.58%

2022+

1

1,800

0.55%

72.13%

Subtotal

32

237,963

72.13%

72.13%

Vacant

12

91,967

27.87%

100.00%

TOTAL

44

329,930

100.00%

100.00%

120,000

Rentable Square Feet

100,000

80,000

60,000

40,000

20,000

0 2014

37 | Financial Analysis

2015

2016

2017

2018

2019

2020

2021

2022

2022+

Financial Analysis | 38

Charlotte Economy

The Charlotte Economy Charlotte is the second leading financial center in the United

to the market, the most notable is TIAA-CREF’s construction of

States, following only New York City. Bank of America, the nation’s

their 930,000 square foot East Coast Operations Center in the

second largest bank with $2.2 trillion in assets is headquartered

University Research Park, which houses over 2,500 associates.

in Charlotte. Charlotte is also home to Wells Fargo’s Eastern

Other significant area employment events during this time frame

headquarters, formerly Wachovia Bank.

include, Lowe’s Home Improvement Warehouse relocating its corporate headquarters to Mooresville, 20 miles outside of

Further evidence of Charlotte’s appeal to the banking industry

Charlotte, Microsoft’s expansion of their East Coast Product Support

is that GMAC Financial Services, now branded as Ally Bank,

Center, Fortune 500 firm SPX, Inc. relocating to Charlotte, the

recently occupied 133,000 square feet in the recently renamed

Billy Graham Evangelistic Association moving from Minneapolis,

Ally Center in downtown Charlotte. In June of 2010, Fifth Third

and the culinary school, Johnson & Wales, consolidating their

Bank, the 23rd largest U.S. bank by assets, expanded and

Charleston, South Carolina and Norfolk, Virginia campuses in

relocated from the Charlotte suburbs into the renamed Fifth

Charlotte’s Gateway Village located downtown.

Third Center. US Bank, the 9th largest bank in the U.S. by assets also established a significant presence in Charlotte, relocating

The North Carolina Research Campus, located 28 miles northeast

two of US Bank’s major divisions to the city in July of 2010.

of Charlotte in Kannapolis, North Carolina, is a center for

Complementing these banks are large regional operations for

biotechnological, agricultural, food science, and nutritional

major financial services firms including Transamerica, AXA, The

research. The campus is a joint venture between the University of

Vanguard Group, Allstate, and TIAA-CREF.

North Carolina, NC State University, UNC Charlotte, NC Central University, UNC Greensboro, Appalachian State University, Duke

With 7.2 million people living in the Carolina’s “Urban Crescent”

University, Dole Foods, Castle & Cooke, LabCorp and the David H

region and over 6.4 million people in a one hundred mile radius,

Murdock Research Institute. Current research projects center around

Charlotte is the largest city within the nation’s fifth largest urban

the study of plant-based foods and how compounds produced in

region. Only New York City, Chicago, Los Angeles, and Miami

plants can protect against disease and support human health.

have larger urban regions. Charlotte is also the 5th ranked city in number of Fortune 500 headquarters with eight companies

Apple, Google, Facebook, AT&T, Disney, and American Express

located in the metropolitan area.

all operate data centers in the Charlotte region. The Charlotte region is home to approximately 2.5 million square feet of data

Since the early 2000’s, several additional employers representing

center space. With low operating costs and limited risk from

a wide variety of economic sectors have entered the Charlotte

natural disaster, the region is expected to witness additional data

business market. Of these recent major corporate relocations

center development in the future.

41 | Charlotte Economy

FORTUNE 500 FIRMS HEADQUARTERED IN CHARLOTTE

Company

Fortune Rank

2011 Revenue in Billions

9

$134.2

Lowe’s

50

$48.8

Nucor

157

$20.1

Duke Energy

173

$14.3

Family Dollar

302

$7.9

Goodrich Corp.

337

$7.0

Sonic Automotive

339

$6.9

Domtar

427

$5.9

SPX

460

$4.9

Ruddick

498

$4.4

Bank of America

Source: Fortune

Over the past three years, there have been numerous announcements of international companies opening or moving their U.S. headquarters operations to Charlotte – a testament of the area’s desirability to the business community. The most recent of the international firms to open U.S. headquarters operations include Biotage, DesignLine International, Electrolux (738 jobs), Husqvarna (160 jobs), SmoothWall Ltd, Teknek, and Teupen Maschinenbau GmbH. These firms, as well as Premier, Inc. a health insurance syndicate which plans to add 300 jobs by 2015, continue to prove that Charlotte has broad appeal as a headquarters location for large and small, foreign and domestic companies alike.

Additional big wins for the Charlotte market include the 1,200 new jobs announced Connections, Inc. a healthcare exchange, technology, consulting and business. Diagnostic Devices, Inc., a Charlotte-based medical device company, will

add

100

jobs

by

2014

and

Zenta,

a

business

outsourcing

operation

has

expanded

and

is

increasing

its

operation by 500 jobs by 2013. Similarly, IBM’s new loan processing center will add a total of 600 jobs by 2013.

Other large Charlotte employers in various industries include US Airways, Carolinas Healthcare System, IBM, and Harris Teeter, Inc. A list of many of the city’s largest employers is shown below.

Major Charlotte Employers 20,000 – 29,000 EMPLOYEES

3,000 – 4,999 EMPLOYEES

Carolinas Healthcare System*

AT&T

Wells Fargo & Company

Compass Group* Diamler Trucks North America

10,000 – 15,999 EMPLOYEES

Harris Teeter*

Bank of America & Merrill Lynch*

Mecklenburg County*

Charlotte-Mecklenburg Schools*

University of North Carolina Charlotte

Wal-Mart & Sam’s Club

U.S. Government

5,000 – 9,999 EMPLOYEES

1,500 – 2,999 EMPLOYEES

Adecco Staffing

BB&T

City of Charlotte*

Belk*

Duke Energy Corporation*

Family Dollar Stores*

Food Lion

Commscope

Lowe’s Home Improvement*

IBM

NC State Government Presbyterian Hospital* U.S. Airways

*Corporate Headquarters/U.S. Headquarters in Charlotte Source: Charlotte Chamber of Commerce 4Q 2010

U.S. Postal Service

Charlotte Economy | 42

Charlotte also is home to several businesses that have been

Along with Duke Energy and Piedmont Natural Gas, industry

recognized as some of the fastest-growing private companies in the

leading firms such as The Shaw Group, AREVA NP, Toshiba,

U.S. including Hospital Partners of America Inc, Red Ventures, Reed F,

Westinghouse, Fluor, Siemens and URS have helped Charlotte

Holland Transportation Management Services, and TeleSource Inc.

to become a center for engineering and design in the energy industry. In addition to engineering and design Charlotte boasts a number of manufacturing operations including CoaLogix, SPX

Accolades

(Headquartered in Charlotte), Siemens, Strategic Power Systems, Inc. (SPS), and VA Tech Hydro USA Corporation. These engineering

#1 Largest Population Increase (%) 2000-2010 – (of 42 urbanized areas of 1M+) U.S. Census, March 2012

and manufacturers continue to attract additional energy related companies who either supply or service them.

#1 Happiest Young Professionals – (of 20 cities) Forbes, September 2011

Although Charlotte has a history of attracting companies in the energy sector, only with the recent shift into alternative or “green

#1 Major Market of the Year – Southern Business & Development, September 2011

energy” has the City jumped to the top of the national scene. Recent operations for Sencera International Corporation (solar), Saertex

#1 Lowest Violent Crime Rate – (of 50 Largest Metros) Forbes.com, October 2011

USA (composite materials used in blades for the wind turbine industry) and Celgard LLC (rechargeable lithium-ion batteries)

#1 Least Expensive City for Business Travel - Concur Technologies, August 2011

are some of the more high profile Charlotte “green energy” firms.

The “green energy” companies and the energy sector as a whole

#2 Best Airport – Travel + Leisure, April 2012

have benefited from the growth in the educational opportunities available within the region. Educational opportunities within

#2 Best Value City - Kiplinger.com, July 2011

Charlotte include: University of North Carolina Charlotte’s Energy Production and Infrastructure Center, The Electric Power Research

#2 Top State for Business - ChiefExecutive.net, May 2011

Institute (EPRI), and Central Piedmont Community College’s deep

#2 Lowest Manufacturing Costs - American Institute for Economic Research, Jun 2011

catalog of technical course work, from welding to electrical engineering technology to industrial maintenance and even

#3 City of The Future - fDi Magazine, April 2011

environmental technology.

#3 Potential to Attract Foreign Investments - fDi Magazine, April 2011 #4 Best for Small Business - American City Business Journals, Apr 2011 #5 Most Desirable Place to do Business - Area Development Special Magazine

CHARLOTTE’S EMERGING ENERGY SECTOR

Serving

more

than

4

million

customers

Duke

Energy,

headquartered in Charlotte, is the cornerstone of the City’s energy sector. Furthermore, Duke Energy recently merged with Raleigh, NC based Progress Energy. The combined entity is the nation’s largest utility company with 7 million customers and a production capacity exceeding 57 gigawats. In addition to over 100 firms with highly focused energy industry services, more than 550 firms in the Charlotte area provide energy and technical expertise. For instance, Piedmont Natural Gas Company, a leader in the natural gas industry is also headquartered in Charlotte. Piedmont serves over one million customers in North Carolina, South Carolina and Tennessee. Together these two headquarters operations have been attracting additional energy related companies for decades; however, recently the City has moved to further increase its reputation as an energy hub.

43 | Charlotte Economy

WORKFORCE

The Charlotte-Gastonia-Rock Hill MSA labor force totals 860,558

ANNUAL UNEMPLOYMENT RATE

and had an unemployment rate of approximately 9.4% at of the

MSA

State

US

2000

3.4%

4.3%

4.0%

2001

5.0%

6.8%

5.7%

of 7.8% and marginally higher than the state rate of 9.2%. Since

2002

6.1%

6.5%

6.0%

the late 1980’s, Charlotte’s Mecklenburg County has generally

2003

6.3%

6.0%

5.7%

Charlotte workforce has grown considerably. In absolute and

2004

5.7%

5.4%

5.4%

relative terms, the Charlotte economy is emerging from the

2005

5.3%

4.9%

4.9%

2006

4.8%

4.7%

4.4%

2007

4.7%

8.5%

5.0%

2008

6.3%

9.2%

7.3%

2009

11.7%

10.9%

9.9%

2010

10.7%

9.8%

9.4%

differently, had the Charlotte region not experienced substantial

2011

10.3%

10.4%

8.5%

in-migration over the past two years, the unemployment rate would

December-2012

9.4%

9.2%

7.8%

end of December 2012, reflecting the recent recession’s impact on financial services firms and the in migration of recent college graduates choosing Charlotte as the place to launch their careers.

The present unemployment rate is higher than the national rate

outpaced the national rate of employment while the size of the

recession earlier than the national average and has attracted people looking for skilled talent in the banking, transportation and energy sectors. According to the U.S. Census Bureau, from mid2010 to mid-2011, the latest data available, Charlotte’s population increased by more than 19,600, ranking it ninth in gains in raw numbers among all cities nationwide. The report also mentioned that the Charlotte market is “attractive, particularly for young people who are out of college and looking for new jobs.” Said

be lower than its current rate. However this pool of talent has served to attract employers. Since 2000 Charlotte employment

Source: Bureau of Labor Statistics

has grown by 19.5%, widely exceeding the national increase of 0.4% and the state wide gain of 10.7% for the same period.

Charlotte Economy | 44

Douglas International Airport boasts 5 concourses with 97 airline gates, and plans are in place to add 12 more gates to Terminal E as passenger volume increases in the future. The first phase of the Terminal E expansion, totaling 12 gates, began operation in June 2012. The airport is US Airways’ largest hub.

Charlotte’s immediate access to several major U.S. interstates further enhances the city’s accessibility and transportation qualities. I-85 and I-77 run north-south through Charlotte and I-40 runs east-west forty miles north of the city. These major interstates connect Charlotte to the Southeast and the entire country. Presently, the final segment of Charlotte’s beltway (I-485), on the north side of town, is under construction with completion planned for 2016.

In May of 2012, Norfolk Southern Corporation broke ground on EXCELLENT LOCATION

Centered in the middle of the United States’ eastern seaboard, approximately 56% of the entire U.S. population lives within a 650-mile radius of the city. Within this radius, Charlotte is easily accessible by 24-hour truck delivery or a two-hour flight. As the nation’s 17th largest city, Charlotte is situated 143 miles from Raleigh, 210 miles from Charleston, and 241 miles from Atlanta.

Charlotte is a two-hour drive to the Appalachian or Smoky mountains and a three-hour drive to the Carolina coast.

EXTENSIVE TRANSPORTATION NETWORK

One of the more influential drivers of Charlotte’s tremendous growth over the past several years has been the city’s excellent transportation system. Charlotte’s international airport ranks as the 8th most active in the country, with over 640 scheduled flights leaving Charlotte each day. There are non-stop flights to 179 international cities including London, Frankfurt, Munich, Paris, Rome, Toronto, Rio de Janeiro, the Caribbean and several cities in Latin America offered by seven major airlines. In 2008, the Charlotte Douglas International Airport was recognized as the fastest growing airport in the country. Each year over 34 million passengers travel through Charlotte’s airport with over 17 million enplanements. The Charlotte

45 | Charlotte Economy

the Charlotte Regional Intermodal Facility located at Charlotte Douglas International Airport. The facility, which will transfer trailers and containers between trucks and trains, will be capable of 200,000 lifts per year and will replace Norfolk Southern’s existing intermodal facility in downtown Charlotte. The 200-acre facility will allow for future expansion to handle the anticipated growth of intermodal traffic. The facility will cost $92 million to construct and is scheduled to be complete in late 2013. Currently, Norfolk Southern Railway and CSX Transportation Systems, which bring more than 300 trains through Charlotte weekly, provide freight transportation to and from Charlotte.

The first line of Charlotte’s multi-billion dollar light rail system began operation in November 2007. When complete the light rail and commuter rail system are expected to transport residents throughout the city, originating in Pineville to the south of Charlotte and concluding in Mooresville 20 miles north of the city. Additional lines are planned to run to University City in the northeast and along Highway 74 to the eastern expanses of the city. Amtrak provides passenger rail service and Greyhound provides over 250 arrivals and departures weekly.

EXCELLENT QUALITY OF LIFE AND EDUCATION

Perhaps Charlotte’s most compelling selling point is simply its

and 2010. Breaking down this growth, Charlotte grew by 25.5%

remarkable quality of life. Though a leading national business

in the 1980’s only to exceed this growth in the 1990’s by growing

center, Charlotte has been able to maintain a low cost of living,

at 26.3%. Presently, Charlotte is the nation’s 17th largest city with

high quality of life, and the charm and hospitality for which the

an estimated 756,912 people living within the city limits and 1.8

Carolinas and the Southeast have come to be known. In fact, in

million living in the metropolitan area. This incredible population

recent years the U.S. Conference of Mayors acclaimed Charlotte

growth has been matched with steady job growth over the past

as being the “Nation’s Most Livable City.” The mild winters and

two decades as well. Since 2000, Charlotte has added an annual

falls coupled with the favorable springs and summers create a

average of over 6,540 jobs each year, including more than 18,850

comfortable climate proven to be attractive to Charlotte’s numerous

new jobs in 2010, more than 18,900 in 2011 and more than

new residents. Charlotte residents benefit from being south of the

14,300 through the first half of 2012. These jobs are supported by

Frost Belt and inland from the path of hurricanes.

Charlotte’s extensive draw of over 137,000 commuters who travel in from the surrounding counties each business day.

The Charlotte community offers a diverse menu of entertainment opportunities ranging from professional sporting events to the arts

Despite its recent growth surge, Charlotte and Mecklenburg

and outdoor recreational activities. Charlotte is home to the NFL’s

County have maintained low living costs for their residents. The

Carolina Panthers and the NBA’s Bobcats while hosting the 3rd largest

per capita state and local taxes for Charlotte are the 16th lowest

attended sporting event in the country each year, NASCAR’s Coca-

in the United States. Of 26 American Cities with populations

Cola 600. Charlotte also plays host to the Wells Fargo Championship,

between 300,000 and 800,000 residents, Charlotte boasts the

which is played at the prestigious Quail Hollow Country Club. Quail

10th lowest cost of living index; including Atlanta, Minneapolis,

Hollow will also play host to the 2017 PGA Championship.

Denver, Miami, and Washington, D.C. and well below the national average. Among the same 26 cities, Charlotte has

In addition to Charlotte’s attractive entertainment options, the city is

the 7th lowest health care cost rating. In a similar study of U.S.

within a three hour drive of several nationally acclaimed universities.

cities with greater than $20 billion in wholesale sales each year,

Within North Carolina alone, Duke University, the University of North

Charlotte ranks as the 4th most affordable housing market.

Carolina, and Wake Forest University continually rank academically within the top 30 national universities and Davidson College is

HOUSEHOLD & POPULATION COMPOSITION

ranked as the #11 liberal arts college in the nation. The University

CHARLOTTE MSA

UNITED STATES

of North Carolina at Charlotte, a sister school to UNC Chapel Hill,

Population

boasts a 100 acre campus and an enrollment of more than 25,000.

Population Growth 2000 - 2012

While maintaining a remarkable quality of life, Charlotte has

Average Household Size

2.58

2.57

grown significantly over the past two decades. According to the

Median Age (years)

35.05

36.76

2010 U.S. Census Charlotte is the 9th fastest growing city in the

Average Household Income (2012)

$69,275

$67,303

9.4%

7.8%

nation. The Census reports that Charlotte witnessed an annual increase of over 19,000 new residents to the city between 2000

Percentage Unemployed (December 2012)

1,826,146

312,941,961

37.27%

11.26%

Source: Claritas & US BLS

Charlotte Economy | 46

DOWNTOWN AREA OVERVIEW

Downtown Charlotte is the central nerve center for all business activity in the region and comprises the core of the largest city in both North and South Carolina combined. This vibrant area has been in a remarkable growth phase as considerable new construction has occurred over the past two decades. Twelve new office buildings, multiple hotels, restaurants, residential areas, and new NFL and NBA venues have emerged downtown in the past fifteen years. The success of downtown is due in large part to the success of Charlotte’s diverse economy.

DOWNTOWN DEMOGRAPHIC DATA CHARLOTTE

121 WEST TRADE (1 MILE RADIUS)

756,912

15,960

Average Household Size

2.43

1.55

Median Age (Years)

33.56

36.65

$70,425

$69,958

17.9%

20.8%

20.61%

141.69%

47.9% Married 52.1% Unmarried

25.2% Married 74.8% Unmarried

17.3% Professional 14.4% Service 13.2% Office Support

23.4% Professional 15.6% Sales 14.2% Management

$225,659

$306,707

Population

Average Household Income (2012) Household Income Above $100,000 by Percentage Population Growth (2000 – 2012) 2011 Marital Status Top 3 Employment Designations Average Owner-Occupied Property Values

Source: Claritas & US BLS (December 2012) CURRENT DOWNTOWN DEVELOPMENT TRENDS

In addition to the previously discussed office developments, Charlotte has experienced substantial growth in many different facets in the past four years. The 1.35 million square foot, 97% pre-leased Duke Energy Center is a part of a greater mixed use project that includes the Levine Center for the Performing Arts, a cultural destination featuring the 1,200 seat North Carolina Dance Theatre, the Mint Museum of Art, the Gantt Cultural Center, and the Bechtler Museum of Modern Art. NASCAR Plaza was completed in the second quarter of 2009, which included the NASCAR Hall of Fame starting operations in May of 2010. The 390,000 square foot building delivered at the height of an unstable economy initially faced difficulties gaining leasing momentum. However, Fortune 1000 firm Chiquita Brands International recently relocated its headquarters from Cincinnati, Ohio to NASCAR Plaza, leasing a majority of the remaining vacancy.

Charlotte is home to more than 80% of NASCAR teams and is an ideal location for the organization’s namesake tower and Hall of Fame. The $160 million Hall of Fame features state-ofthe-art exhibits and meeting center and is expected to boost tourism for the Charlotte region.

The 95% pre-leased, 1 Bank of America Center was the final of the four downtown towers to be delivered during 2009 and 2010, and will likely be the last office tower to be developed for many years due to the lack of buildable parcels, uneconomical development costs for new construction in downtown Charlotte, and tighter limits on financing for new construction.

47 | Charlotte Economy

In response to the wave of residential development and a decade-long resurgence in downtown Charlotte’s nightlife, EpiCentre, a mixed use development was constructed to fill a much needed entertainment niche. The development features an Aloft hotel, 60,000 square feet of office space, and a 260,000 square foot entertainment/retail complex complete with bowling alley and a movie theater.

Another significant development was the completion of the Carolinas’ first Ritz Carlton in 2009. In the summer of 2006, residents moved into Courtside, downtown’s Charlotte’s first high-rise condominium tower. Two additional projects delivered soon thereafter, TradeMark and Avenue. The Vue, a 51-story condominium building was delivered in 2010. Currently plans are in various stages of planning for up to $3.4 billion of residential development for downtown Charlotte. Many of the announced residential projects have been placed on hold pending financing, however, it is evident that several of these developments will be constructed in future years.

Downtown Charlotte boasts the deepest amenity base in the region with a large concentration of restaurants, hotels, banks, churches, parks, civic and cultural centers. A list of the amenities is shown below: Downtown Charlotte Amenities The Ritz-Carlton Hotel

Blumenthal Performing Arts Center

12+ Places of Worship

The Westin Hotel

The Levine Museum of the New South

Johnson & Wales University

The Omni Hotel

Mint Museum Craft & Design

The Childress Klein YMCA

The Marriott Center City

The Charlotte Symphony

Marshall Park

aLoft Hotel

The Booth Playhouse

Overstreet Mall

Hilton Charlotte Towers

The Belk Theater

Numerous Retail Establishments

Hyatt House

Opera Carolina

125+ Food and Dining Establishments

The Blake Hotel

Discovery Place

City Transit System

Courtyard by Marriott

Spirit Square

EpiCenter

The Charlotte City Club

Bechtler Museum of Modern Art

Central Library

Bank of America Stadium

NASCAR Hall of Fame

Harvey B. Gantt Center

Time Warner Arena

Trinity Episcopal School

Romare Bearden Park

McColl for Visual Art

Knight Theatre

The Green

Charlotte Economy | 48

Charlotte Office Market Overview

Charlotte Office Market Overview The Charlotte office market totals 38.4 million square feet of multi-tenant space and reported a 15.2% vacancy rate as of year-end 2012. Including single tenant buildings, the Charlotte market is over 55 million square feet in eleven submarkets. The largest submarket is Downtown with 15.6 million square feet of space followed by the I-77 Corridor, the 51 Perimeter, and SouthPark with 6.6, 4.5, and 3.9 million square feet, respectively. Since 1995 the office market has grown by approximately 92%. Throughout this period of incredible growth, office rents grew steadily as Charlotte recorded a 36% growth in average office rents from the first quarter of 1996 through year-end 2009. Average asking rents climbed $5.99 per square foot from $16.45 to $22.44.

CHARLOTTE OFFICE LEASE RATES VS. VACANCY $23.00

20.0% 18.0%

$22.00

16.0% 14.0%

$21.00

12.0% 10.0%

$22.44

8.0% $19.40

$19.41

$19.76

$21.09

$20.57

$19.82

$19.97

$20.32

$18.00

$20.68

$19.00

$21.91

$20.00

$17.00

6.0% 4.0% 2.0% 0.0%

2002 2003 2004 2005 2006 2007 2008 2009 *2010 *2011 *2012 Lease Rates

Vacancy Rate

* In 2010 CBRE Research changed the criteria for calculating average rents to only include asking prices, not existing leased properties.

Starting in the first quarter of 2010, CBRE changed its methodology for calculating average asking direct lease rates nationally. Using the new method we are presenting a number that is thought to more accurately reflect the market.

Therefore the first quarter of 2010 is the new benchmark for increases or declines in asking rates. Based on the new methodology, the average weighted lease rate for the Charlotte market is $19.40 for the fourth quarter of 2012.

51 | Charlotte Office Market Overview

4Q/2012 MARKET STATISTICS – OVERALL MARKET Submarket

Existing Space (SF)

Vacancy Rate

Overall Availability

2012 Absorption

2011 Absorption

Under Construction

Average Rental Rate

Downtown

15,642,121

9.4%

9.8%

194,840

-154,432

0

$23.78

I-77 Corridor

6,580,620

25.7%

25.8%

285,671

-196,243

0

$16.44

51 Perimeter

4,542,425

15.8%

16.6%

244,974

259,539

275,000

$21.81

SouthPark

3,970,672

11.8%

12.8%

116,855

-40,615

0

$21.44

Northeast

2,216,596

21.4%

21.4%

130,817

-11,355

0

$16.92

Midtown

1,797,929

7.8%

8.5%

25,879

129,509

0

$22.17

North

1,217,559

21.4%

21.4%

42,475

41,138

0

$18.36

East

1,044,400

21.4%

21.4%

19,770

-4,388

0

$14.11

Park Road Area

624,707

32.1%

32.5%

-9,554

728

0

$16.44

Crownpoint

508,896

31.3%

31.3%

-9,505

-4,280

0

$12.77

Cotswold

224,389

14.1%

22.0%

47,972

15,595

0

$14.36

38,370,314

15.2%

15.7%

1,090,149

35,196

275,000

$19.40

Overall Charlotte

Job growth fueled office space absorption throughout the 2000’s as the overall office market absorbed a total of 6.6 million square feet between 2000 and year-end 2012. Averaging 507,000 square feet per year of annual net absorption since 2000, the Charlotte office market has demonstrated its ability to recover quickly from downturns in the economy. In 2011, Charlotte absorbed 35,196 square feet, however, 2012 was a much stronger year as the market witnessed 1,090,149 square feet of absorption, a clear sign of recovery for the overall Charlotte office market.

CHARLOTTE ANNUAL ABSORPTION 1,500,000

1,000,000

500,000

SF

(500,000)

2012

2011

2010

2009

2008

2007

2006

2005

2004

2003

2002

(1,000,000)

In the development market, 275,000 square feet are presently under construction for the entire city of Charlotte. The building is located at Ballantyne Corporate Park in the 51 Perimeter submarket and will have no effect on 121 West Trade. Construction is expected to remain limited for the near term as developers are reluctant to build additional multi-tenant office buildings due to the national economy.

Charlotte Office Market Overview | 52

OFFICE MARKET OUTLOOK

MAJOR EMPLOYERS LOCATED DOWNTOWN

Currently 0.5% of the office market is available for sublease,

Bank of America

representing a negligible impact on the leasing market. With job

Wells Fargo Bank

growth projected to increase throughout 2013 and into 2014, the vacancy rate for the broader Charlotte office market is expected to improve to 14% and achieve a 13% vacancy rate in 2014. As construction costs stay high and demand intensifies, the vacancy rate

Duke Energy Charlotte Mecklenburg Schools ADECCO

will drop to 12% by late 2015. As the overall market vacancy rate

AT&T

falls during this time period, renewed upward pressure on rents will

City of Charlotte

take hold, accelerating rent growth between late 2014 and 2015

Alston & Bird, LLP

DOWNTOWN CHARLOTTE HISTORICAL PERSPECTIVE

The Downtown Charlotte skyline has exploded over the past sixteen years with seven new office towers and several mid-rise buildings emerging as the city developed into a major business hub in the Southeast.

Robert Half International Ally Bank BB&T Charlotte Observer Grant Thornton Kennedy Covington Lobdell Hickman LLP

The office market has benefited greatly from this growth as it has

Hearst Corporation

expanded by 27% in size from the first quarter of 2000 alone.

PricewaterhouseCoopers LLP

This new development and demand pushed area rental rates

Mecklenburg County

upward as the class “A” market remained at low vacancy rates for the majority of the 2000’s. The growth trends in Downtown Charlotte over the past two decades forced the submarket’s vacancy rate to an extremely low level of 2.2% in early 2000 and a record setting 1.1% in the first quarter of 2008. As the

Kilpatrick Stockton LLP Womble Carlyle The C.I.T. Group McGuire Woods LLP

economy cooled during the credit crisis and ensuing recession,

Parker Poe

vacancies increased due to a lack of demand, tenant downsizing,

Source: CoStar - 2012

and new deliveries in the Downtown submarket.

SUPPLY AND DEMAND

Downtown Charlotte has a total supply of 15.6 million square feet of space and had 1.47 million square feet or 9.4% of the submarket vacant at the end of the fourth quarter 2012.

Demand in the Downtown submarket had declined due to the recent recession, however, all indications point toward sustained improving conditions within the submarket. While Bank of America and Wells Fargo have reduced their Downtown footprint, the reduction in leased space is not nearly as great as expected. In fact, had the market not witnessed the delivery of four new office towers totaling over 2.8 million square feet since 2009, the vacancy rate would likely be around 5%.

53 | Charlotte Office Market Overview

DOWNTOWN SUBMARKET LEASE RATES VS. VACANCY 12.0%

$28.00 $27.00

10.0%

$26.00 8.0%

$25.00

$23.78

$23.71

$23.72

$25.46

$23.15

$22.51

$22.78

$23.10

$21.00

$23.27

$22.00

$24.27

$23.00

6.0%

$27.14

$24.00

$20.00

4.0% 2.0% 0.0%

2002 2003 2004 2005 2006 2007 2008 2009 *2010 *2011 *2012 Downtown Lease Rates

Downtown Vacancy Rate

* In 2010 CBRE Research changed the criteria for calculating average rents to only include asking prices, not existing leased properties.

RENTAL RATES

DOWNTOWN MARKET OUTLOOK

Based on the new CBRE methodology, the average Downtown

Over the next decade, Downtown Charlotte will continue to

Charlotte market rental rate was $23.78 per square foot at the

emerge as a leading city on the East Coast. The office market will

end of 2012. Average class “A” downtown Charlotte asking rental

continue to expand as the city’s diversified economy continues to

rates were $24.69 per square foot while class “B” rates achieved

grow and bring more jobs to the area. Vacancy rates will continue

a mark of $19.77 per square foot. Rents for the class “A” space

to fall over the next two years as demand intensifies with an

in the new office towers range between $27.00 and $30.00 per

improving economy. Downtown rents will inevitably experience an

square foot and are projected to escalate quickly once demand

increase over the next several years given the significant existing

intensifies. 121 West Trade will capitalize on the higher rental

gap between current average market rents of $23.78 per square

rates achieved at these downtown properties and will be able to

foot and replacement rents in the mid $40’s per square foot.

increase rents in the wake of these buildings stabilizing.

Charlotte Office Market Overview | 54

121 West Trade Competing Properties Building

Size

Rental Rate

Occupancy

Year Built

Bank of America Corporate Center

1,212,176 SF

$30.00

92.9%

built in 1992, renovated in 2010

Bank of America Plaza

866,810 SF

$27.00 - $28.00

93.6%

built in 1974, renovated in 1992

101 Independence Center

529,817 SF

$24.00 - $25.00

80.2%

built in 1983, renovated in 2001

One Wells Fargo Center

985,315 SF

$30.00

95.5%

1988

1,300,000 SF

$30.00

98.7%

2010

Three Wells Fargo Center

930,733 SF

$30.00

100%

1999

Fifth Third Center

682,836 SF

$29.50

100%

1997

Hearst Tower

970,002 SF

$31.00

95.9%

2002

1

2

3

4

5 Duke Energy Center

6

7

8

55 | Charlotte Office Market Overview

Building

Size

Rental Rate

Occupancy

Year Built

1 Bank of America Center

750,000 SF

$30.00

99.7%

2010

Ally Center

368,000 SF

$25.00

82.9%

2009

NASCAR Plaza

390,000 SF

$24.50 - $26.50

86.4%

2009

Carillon

488,910 SF

$26.50

75.9%

1991

First Citizens

490,100 SF

$22.00

92.6%

built in 1985, renovated in 1992

625,026 SF

$24.50 - $ 26.50

99.1%

built in1981, renovated in 1994

553,056 SF

$22.00 - $24.00

94.4%

built in 1977, renovated in 1997

9

10

11

12

13

14 Charlotte Plaza

15 BB&T Center

Charlotte Office Market Overview | 56

Imagination

Trademark Condos

3 12

Wake Forest University

8

7

Ritz

EpiCentre

2

BofA Plaza

13

aLoft

15

14

Two Wells Fargo Wells Fargo Plaza

6

Catalyst

10 5

Time Warner Cable Arena

9

1

Courtside

Charlotte Hilton Center City

4 11

Disclaimer CBRE, Inc. operates within a global family of companies with many subsidiaries and/ or related entities (each an “Affiliate”) engaging in a broad range of commercial real estate businesses including, but not limited to, brokerage services, property and facilities management, valuation, investment fund management and development.

At times different Affiliates may represent various clients with competing interests in the same transaction. For example, this Memorandum may be received by our Affiliates, including CBRE Investors, Inc. or Trammell Crow Company. Those, or other, Affiliates may express an interest in the property described in this Memorandum (the “Property”) may submit an offer to purchase the Property and may be the successful bidder for the Property. You hereby acknowledge that possibility and agree that neither CBRE, Inc. nor any involved Affiliate will have any obligation to disclose to you the involvement of any Affiliate in the sale or purchase of the Property. In all instances, however, CBRE, Inc. will act in the best interest of the client(s) it represents in the transaction described in this Memorandum and will not act in concert with or otherwise conduct its business in a way that benefits any Affiliate to the detriment of any other offeror or prospective offeror, but rather will conduct its business in a manner consistent with the law and any fiduciary duties owed to the client(s) it represents in the transaction described in this Memorandum.

This is a confidential Memorandum intended solely for your limited use and benefit in determining whether you desire to express further interest in the acquisition of the Property.

This Memorandum contains selected information pertaining to the Property and does not purport to be a representation of the state of affairs of the Property or the owner of the Property (the “Owner”), to be all-inclusive or to contain all or part of the information which prospective investors may require to evaluate a purchase of real property. All financial projections and information are provided for general reference purposes only and are based on assumptions relating to the general economy, market conditions, competition and other factors beyond the control of the Owner and CBRE, Inc. Therefore, all projections, assumptions and other information provided and made herein are subject to material variation. All references to acreages, square footages, and other measurements are approximations.

Additional information and an opportunity to inspect the Property will be made

available to interested and qualified prospective purchasers. In this Memorandum, certain documents, including leases and other materials, are described in summary form. These summaries do not purport to be complete nor necessarily accurate descriptions of the full agreements referenced. Interested parties are expected to review all such summaries and other documents of whatever nature independently and not rely on the contents of this Memorandum in any manner.

Neither the Owner or CBRE, Inc, nor any of their respective directors, officers, Affiliates or representatives make any representation or warranty, expressed or implied, as to the accuracy or completeness of this Memorandum or any of its contents, and no legal commitment or obligation shall arise by reason of your receipt of this Memorandum or use of its contents; and you are to rely solely on your investigations and inspections of the Property in evaluating a possible purchase of the real property.

The Owner expressly reserved the right, at its sole discretion, to reject any or all expressions of interest or offers to purchase the Property, and/or to terminate discussions with any entity at any time with or without notice which may arise as a result of review of this Memorandum. The Owner shall have no legal commitment or obligation to any entity reviewing this Memorandum or making an offer to purchase the Property unless and until written agreement(s) for the purchase of the Property have been fully executed, delivered and approved by the Owner and any conditions to the Owner’s obligations therein have been satisfied or waived.

By receipt of this Memorandum, you agree that this Memorandum and its contents are of a confident nature, that you will hold and treat it in the strictest confidence and that you will not disclose this Memorandum or any of its contents to any other entity without the prior written authorization of the Owner or CBRE, Inc. You also agree that you will not use this Memorandum or any of its contents in any manner detrimental to the interest of the Owner or CBRE, Inc. If after reviewing this Memorandum, you have no further interest in purchasing the Property, kindly return this Memorandum to CBRE, Inc.

Investment Summary | 58

Exclusive Marketing Agents RYAN CLUTTER Executive Vice President CBRE | Capital Markets 750 9th Street, NW Suite 900 Washington DC 20001 T (202) 585.5643 F (202) 783.1723 ryan.clutter@cbre.com

59 | Investment Summary

Financing Contacts PATRICK GILDEA Senior Associate CBRE | Capital Markets 201 South College Street Suite 1700 Charlotte, NC 28244 T (704) 331.1217 F (704) 331.1259 patrick.gildea@cbre.com

COMPIE NEWMAN Senior Vice President CBRE | Capital Markets 201 South College Street Suite 1700 Charlotte, NC 28244 T (704) 927.1454 F (704) 334.0939 compie.newman@cbre.com

HAL KEMPSON First Vice President CBRE | Capital Markets 201 South College St Suite 1700 Charlotte, NC 28244 T (704) 927.1453 F (704) 334.0939 hal.kempson@cbre.com