260 and 270 Peachtree by Ramon Rodriguez

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Peachtree AT L A N TA • G E O R G I A

i d e n t i Of a fle r i nO e r ar n id unm g g Mf efmo I C o n f Confidential

M e m o r a n d u m

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a n d

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P e a c h t r e e

S t r e e t

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CONTACT INFORMATION MARK SIXOUR Senior Managing Director 404.942.3189 msixour@hfflp.com

RALPH K. SMALLEY Managing Director 404.942.2214 smalley@hfflp.com

KELLY KUYKENDALL Associate Director 404.942.2220 kkuykendall@hfflp.com

WARE SHIPMAN Real Estate Analyst 404.942.2219 wshipman@hfflp.com

DISCLAIMER Holliday Fenoglio Fowler, L.P. (â&#x20AC;&#x153;HFFâ&#x20AC;?) a Georgia licensed real estate broker. This Offering Memorandum has been prepared by HFF for use by a limited number of parties and has been obtained from sources believed reliable. While we do not doubt its accuracy, we have not verified it, and make no guarantee, warranty or representation about it. It is your responsibility to confirm, independently, its accuracy and completeness. All projections have been developed by HFF, Owner and designated sources, are based upon assumptions relating to the general economy, competition, and other factors beyond the control of Owner, and therefore are subject to variation. No representation is made by HFF or Owner as to the accuracy or completeness of the information contained herein, and nothing contained herein is or shall be relied on as a promise or representation as to the future performance of the property. Although the information contained herein is believed to be correct, Owner and its employees disclaim any responsibility for inaccuracies and expect prospective purchasers to exercise independent due diligence in verifying all such information. Further, HFF, Owner and its employees disclaim any and all liability for representations and warranties, expressed and implied, contained in, or for omissions from, the Offering Memorandum or any other written or oral communication transmitted or made available to the recipient. The Offering Memorandum does not constitute a representation that there has been no change in the business or affairs of the property or Owner since the date of preparation of the Offering Memorandum. Analysis and verification of the information contained in the Offering Memorandum is solely the responsibility of the prospective purchaser. Additional information and an opportunity to inspect the property will be made available upon written request to interested and qualified prospective investors. Owner and HFF each expressly reserve the right, at their sole discretion, to reject any or all expressions of interest or offers regarding the property and/or terminate discussions with any entity at any time with or without notice. Owner shall have no legal commitment or obligations to any entity reviewing this Offering Memorandum or making an offer to purchase the property unless and until such offer is approved by Owner, a written agreement for the purchase of the property has been fully executed, delivered and approved by Owner and its legal counsel, and any obligations set by Owner thereunder have been satisfied or waived. This Offering Memorandum and the contents, except such information, which is a matter of public record or is provided in sources available to the public, are of a confidential nature. By accepting this Offering Memorandum, you agree that you will hold and treat it in the strictest confidence, that you will not photocopy or duplicate it, that you will not disclose this Offering Memorandum or any of the contents to any other entity (except to outside advisors retained by you, if necessary, for your determination of whether or not to make a proposal and from whom you have obtained an agreement of confidentiality) without the prior written authorization of Owner or HFF and that you will use the information in this Offering Memorandum for the sole purpose of evaluating your interest in the property and you will not use the Offering Memorandum or any of the contents in any fashion or manner detrimental to the interest of Owner or HFF. If you have no interest in the property, please return the Offering Memorandum forthwith.

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Peachtree table of contents

1 5 17 23 35 53 57

INVESTMENT SUMMARY

LOCATION OVERVIEW

OFFICE MARKET OVERVIEW - Atlanta Office Market Overview - Downtown Office Submarket Overview - Competitive Building Set

PROPERTY INFORMATION - Property Descriptions - Site Plan - Floor Plans - Stacking Plans

TENANCY - Rent Roll - Rollover Schedule - Tenant Profiles

FINANCIAL ANALYSIS - ProForma Cash Flow - Assumptions - In-Place Financing

SPONSOR INFORMATION

s ection title

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INVESTMENT SUMMARY

INVESTMENT SUMMARY INVESTMENT HIGHLIGHTS • Best-in-class, trophy quality, 634,236 RSF in two office buildings with 478 attached parking spaces. • 90.3% leased to a large, diverse tenant mix with 4.7 years average remaining lease term. • Balanced rollover with no one tenant representing more than 10.9% of the rentable SF and less than 16% expiring in any one year (after year one). • Outstanding amenity base provided by its position on Peachtree Street in the heart of Downtown Atlanta, home of Atlanta’s thriving convention and tourism hub anchored by Georgia World Congress Center and AmericasMart, the Georgia Dome and Phillips Arena, as well as over 12,000 hotel rooms, more than 300 restaurants, and an in-flux of high-rise residential development. • Outstanding accessibility provided by proximity to the Downtown Connector (I-85/I-75), which is accessible in less than 3 minutes. • One block walk to two MARTA rail transit stations - the Peachtree Center Station to the south and the Civic Center station to the north, and two blocks from the nearest stop of the new Atlanta Streetcar. • Conveniently located 8 miles from Hartsfield Jackson International Airport (approximately 15 minute driving time). MARTA rail service to the airport terminal is a direct, no-transfer trip on both red and yellow lines. ASSET OVERVIEW Location:

260 and 270 Peachtree Street Atlanta, GA 30303

Office Market:

Rentable Square Feet Year Built (Renovated) * Percent Leased: Site: # of Stories: Parking Ratio: Typical Floor Size:

Downtown/CBD

260 Peachtree

270 Peachtree

Combined

308,213

326,023

634,236

1974 (2001)

1961 (1996)

90.1%

90.4%

90.3%

0.375 acres

1.768 acres

2.143 acres

1 per 1,000 square feet in attached garage. (Additional tenant parking available in Baker Street garage.) 11,400-12,400 SF

Current In-Place Rents

$17.40

% Below Market:

10.8%

13,924 SF

Major Tenants:

Georgia State Board of Workers, Habitat for Humanity, CredAbility, Georgia Chamber of Commerce, Regus, and Schulten Ward & Turner LLP

On-Site Amenities

Conference and training center, 24/7 Security, Valet Parking, Corner Bakery and White Oak Kitchen & Cocktails, sundry shop and florist

*Renovation of 260 Peachtree in 2001 included a complete re-skin of the building.

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260 AND 270 PEACHTREE ATLANTA, GEORGIA HFF, L.P. (“HFF”) has been retained by Richard Bowers & Co. (the “Sponsor”) to present the opportunity to acquire a minority preferential interest in 260 and 270 Peachtree (the “Property), two trophy office towers consisting of 634,236 square feet of Class A office space in Atlanta’s urban core. Situated in the heart of Downtown Atlanta, the Property enjoys a highly visible and accessible location on Peachtree Street, convenient to all major surface arteries and the Downtown Connector. The property is conveniently located within two blocks of two MARTA stations – Peachtree Center Station to the south and Civic Center Station to the north, and less than a five minute walk to the nearest stop of the new Atlanta Streetcar. Downtown Atlanta is undergoing a renaissance with over $2.7 billion in new economic development activity currently underway. Already the fourth busiest convention destination in the United States with nearly 11 million square feet of convention space and more than 12,000 hotel rooms, Downtown is home to Phillips Arena , the Georgia Dome and the New Atlanta Stadium (currently under construction). Other key economic drivers: • The City of Atlanta and the State of Georgia employing over 100,000 people in the area • Rapidly expanding Georgia State University, the soon-to-be largest university in the state with 54,000 students • Large corporate users including as Coca-Cola, SunTrust Bank, Turner Broadcasting, and Georgia Pacific. Coca-Cola recently announced plans to move an additional 500 jobs Downtown from the northern Atlanta suburbs as part of a multi-phase effort to consolidate employees in two key locations - its 35-acre corporate headquarters on North Avenue and the SunTrust Plaza Garden offices Downtown. Atlanta boasts a diverse and resilient economy, and the resurgence is evident in the recent employment growth that has outpaced the nation with 80,000 new jobs added over the past year. A direct and positive effect on Atlanta office market fundamentals is also evident in the 5 million square feet of Class A net absorption over the last 18 months, thirty-five percent of which has occurred in the urban core submarkets of Downtown, Midtown, and Buckhead.

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260 and 270 Peachtree represent a superb opportunity to invest in two well-located trophy quality office towers in Atlanta’s core, with a stable rent roll (in-place rental rates currently 10.8% below market). With less than 16% of the leased area expiring in any one year, the Property offers balanced roll with the ability to mark rental rates to market. With no planned new office construction Downtown and a shrinking supply of older product with conversions to residential and hospitality by private owners and Georgia State University’s increased land holdings, Class A office rental rates are poised for record current and future growth. ATTRACTIVE RETURNS WITH UPSIDE VALUE AND DOWNSIDE PROTECTION • Average expiring office rents are 10.8 % below prevailing market rents. • 4.7 years average term with no more than 15.8% of the building expiring in any one year (after year one). The largest tenant in the building, the Georgia State Board of Workers, expires June 2016 and has already begun negotiations for another long term renewal. The State Board of Workers has been in occupancy since 1995. BEST-IN CLASS ASSET • Smaller floor plates offer high glass to floor ratio with stunning 360 degree views of Downtown and all of Atlanta. • 260 and 270 Peachtree offer an abundance of on-site amenities including a conference and training center, 24/7 security, valet parking, the Corner Bakery Café and White Oak Kitchen & Cocktails, a sundry shop and florist. • Current ownership has invested nearly $17 million in capital upgrades including a $13 million base building renovation of 260 Peachtree, a $1.2 million lobby renovation of 270 Peachtree, elevator upgrades, and other common area upgrades. • Superior fiber optic access and data center capabilities. As the former HQs building for Georgia Power, 270 Peachtree offers a dual-feed power system served from two separate sub-stations. URBAN CORE LOCATION IN THE HEART OF DOWNTOWN ATLANTA • Downtown accounts for nearly 32% of Atlanta’s total employment while only consisting of 3% of the city’s land. • Downtown offers affordable Class A rents at a 30% discount to comparable space in Midtown and Buckhead. With Atlanta market rents increasing 9.2% since the end of 2013 and projected to continue at record pace, Downtown is poised to benefit from the lack of new Class A supply in the area and the value relative to the comparable urban submarkets. • The fourth busiest convention destination in the United States with over 11 million square feet of convention space draws over 20 million visitors to Downtown annually. • Home of Georgia State University and the nearby Georgia Institute of Technology, Downtown is a hot spot for Millennials and the companies that recruit them and is quickly becoming a hub for technology and start-up companies. Buildings like the FlatIronCity (fka the Flatiron Building) and the Switchyards Downtown Club are undergoing conversions from traditional office towers to innovation centers. Over 33% pre-leased, FlatIronCity will include a Microsoft “Innovation Center”, only the second facility of its type in the U.S.

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LOCATION

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OVERVIEW

LOCATION OVERVIEW 260 and 270 Peachtree are two Class A office towers located in the heart of Atlanta’s urban core at the southwestern intersection of Peachtree Street NW and Baker Street NW. Together, the two towers offer 634,236 square feet of premium office space as well as picturesque views of Downtown Atlanta and Centennial Olympic Park. 260 and 270 Peachtree benefit from immediate access to numerous downtown amenities, attractions, and modes of transportation. The Downtown corridor is centered on Peachtree Street, with countless cultural attractions and amenities in the immediate area including Centennial Olympic Park, World of Coca-Cola, CNN Center, the College Football Hall of Fame, and Phillips Arena among others. 260 and 270 Peachtree are conveniently located less than a half mile from the Downtown Connector and offer easy access to Interstates 75, 85, and 20. Located within two blocks of two MARTA stations (Peachtree Center Station to the south and Civic Center Station to the north) and the new Atlanta Streetcar, 260 and 270 Peachtree offer outstanding accessibility to all of Atlanta. Hartsfield Jackson International Airport is 8 miles south, reachable within 15 minutes driving time and a direct, no-transfer trip via MARTA. ATLANTA MARKET OVERVIEW As the ninth largest metro in the United States, Atlanta is the population, employment, and transportation center of the Southeast. Atlanta has become one of the fastest growing MSAs in the United States due to its high quality of life, expanding job market, strong educational infrastructure, low cost of living and cultural amenities. Atlanta has had three years of increasing job growth, recovering and surpassing all of the jobs lost during the downturn. Atlanta added nearly 80,000 jobs in the year ended May 2015, the fourth largest job gain across all U.S. metros. At 3.2% year over year growth, Atlanta ranked second only to Dallas among large U.S. metros on a relative basis, 42% higher than the national average. Moody’s Analytics expects Atlanta to gain 2.2% annual job-growth over the next five years, a 57% premium over the projected national rate of 1.4%. Atlanta is home to sixteen (16) Fortune 500 companies, which is third among U.S cities, behind only New York and Houston. Furthermore, more than 75% of Fortune 1000 companies have operations within the metro. Atlanta is also home to 194 companies named on Inc. 5000’s 2014 List of Fastest Growing Private Companies, making Atlanta 5th among metros with the largest number of locally based companies making the list. Key industries within the Atlanta metro include retail trade, financial and business services, and transportation and logistics. Atlanta is also quickly becoming a technology and data center hub for companies looking to relocate or expand outside of the traditional technological hubs of Silicon Valley and Austin, TX. Examples include Twitter, Square Inc., System Services Inc., and Equifax Inc. Atlanta will continue to attract top employers due to its low relative costs of doing business. In addition to Mercedes Benz’s relocation of its North American headquarters to Atlanta that is currently underway, other firms that have relocated their headquarters to Atlanta in recent years include PulteGroup, NCR, First Data, Novelis, and Porsche N.A.

location over view

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TRANSPORTATION Peachtree Street is the main thoroughfare of Atlanta, running from Five Points in Downtown north through Midtown and Buckhead. With direct access to Interstates 75/85 and Interstate 20 via the Downtown Connector, 260 and 270 Peachtree are centrally located to accommodate travelers from all parts of the Atlanta MSA. Just 15 minutes from Atlanta’s Hartsfield Jackson International Airport by car and a direct, notransfer trip on MARTA, the Property is also conveniently located within two blocks of two MARTA stations and the new Atlanta Streetcar. ATLANTA’S HARTSFIELD JACKSON INTERNATIONAL AIRPORT Atlanta’s Hartsfield-Jackson International Airport has been the busiest passenger airport in the world since 1998 and the busiest operations airport in the world since 2005, benefitting from a location that is within a two-hour flight of 80% of the United States population. The passenger terminal measures 6.8 million square feet and has seven concourses with 167 domestic gates and 40 international gates. The airport is considered the largest employment center in Georgia with over 58,000 employees and encompasses over 4,700 acres of land. Hartsfield-Jackson currently has a direct economic impact of $32.5 billion annually. Average daily traveler volume exceeds 250,000 passengers. To prepare for continued growth, HartsfieldJackson is in the midst of a $6 billion expansion that has already pumped over $2 billion into the local economy to date with the addition of a fifth runway that opened in May 2006. Atlanta is also the operational hub and global corporate HQ for the world’s largest airline - Delta Airlines. Hartsfield-Jackson maintains more than two million square feet of on-airport cargo handling space and each complex offers excellent dockside access to interstate highways 75, 85, 285 and 20. Adjoining the airport is the 250-acre Georgia Foreign Trade Zone (FTZ #26), which facilitates trade and increases the global competitiveness of companies doing business in Georgia by reducing operating costs associated with international trade.

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MARTA The Metropolitan Atlanta Rapid Transit Authority (MARTA) provides public transportation to Downtown and the Atlanta MSA, serving over 65.5 million passenger trips each year. MARTA offers transportation through its 1,100 mile bus routes and rail lines stretching over 48 miles with 38 train stations. The four rail lines cover all four corners of the perimeter, stretching from Hartsfield Jackson to the south, Sandy Springs and Doraville to the north, Stone Mountain to the east, and Collier Heights to the west. The four lines converge in Downtown at Five Points Station, which is only a half-mile south of the Property. Two additional stations, Civic Center and Peachtree Center, are located within a 5-minute walk to the north and south of the Property, providing easy and convenient accessibility from MARTA to the Property. ATLANTA BELTLINE & ATLANTA STREETCAR The Atlanta BeltLine is among the largest, wide-ranging urban redevelopment programs currently underway in the United States. The project, which started construction in 2010 and is partially complete, will connect 45 neighborhoods through a network of multi-use trails, public parks, and transit along a historic 22mile railroad corridor. In addition to the pedestrian friendly trail, the Atlanta BeltLine has also spurred the creation of the Atlanta Streetcar. While the $92 million master plan calls for a 60+ mile system of streetcars, the first phase was delivered in Downtown in December of 2014. The 2.7-mile loop makes 12 stops along the east-west route from Centennial Olympic Park to the King Historic District, including the Carnegie at Spring stop less than a quarter mile from 260 and 270 Peachtree, providing tenants and visitors to the Property an additional mode of transportation. Atlanta BeltLine by the numbers: • 22 miles of pedestrian friendly rail transit • 33 miles of multi-use trails • 1,300 acres of parks

• 5,600 units of affordable housing • 1,100 acres of brownfields remediated • $10 – 20 billion in economic development

• 30,000 permanent jobs • 48,000 one-year construction jobs

location over view

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Peachtree Ivan Allen

Center for Civil & Human Rights

Georgia Aquarium

Jr Blvd NW

2. Aloft Atlanta Downtown

1. Post Centennial

Baker St

Atlanta Convention Center at Americas Mart

Atlanta Marriott Marquis

270/260 Peachtree

Northside Dr NW

AmericasMart Atlanta

Centennial Olympic Park

Georgia World Congress

Spring St NW

College Football Hall of Fame

World of Coca-Cola

Lu ie ck

Jesse Hill Dr NE

tN aS ett

N St

rri Ma

CNN Center

Piedmont Ave NE

4. Mall at Peachtree Center

Philips Arena

Site of New Atlanta Stadium

Woodruff Park

Auburn Ave NE Edgewood Ave SE

1. Post Centennial - New construction of 407 luxury apartments

eS tS W

Georgia State University

Grady Memorial Hospital

Tri n

ach

tre

3. Hotel Indigo - Partial conversion of eight floors of office at 230 Peachtree to a 200 room hotel

5. 250 Piedmont - Conversion of 27 story office tower to 345 residential apartments

J. Mack Robinson College of Business

2. Aloft Atlanta Downtown - Former Days Inn, renovated and reopened as Atlanta’s first Aloft Hotel in 2014 (250 rooms)

4. Mall at Peachtree Center - Undergoing $15-$20 million renovation

Freedom Pkwy NE

Hyatt Regency 5. 250 Piedmont Atlanta

3. Hotel Indigo

Georgia Dome

Hilton Atlanta

ity

Av e

Hartsfield Jackson International Airport

SURROUNDING AMENITIES In recent years Atlanta has emerged as one of the top convention sites in the United States (surpassed only by Chicago, Orlando, and Las Vegas), and the convention industry has become a major force in the local and regional economies. The growth of this industry is directly related to several facilities located in Downtown Atlanta near 260 and 270 Peachtree that can handle large groups and the various needs of the convention trade, in addition to the large inventory of hotel rooms. Nearly 11 million square feet of trade, meeting and exhibition space is available in two major facilities downtown: Georgia World Congress Center and the AmericasMart Atlanta. Additional professional and lifestyle amenities surrounding 260 and 270 Peachtree include the Georgia Dome, Centennial Olympic Park, World of Coca-Cola, Georgia Aquarium, College Football Hall of Fame, CNN Center, Phillips Arena, Center for Civil and Human Rights, New Atlanta Stadium (coming 2017), and Underground Atlanta. AMERICASMART Launched as the Atlanta Market Center and later rebranded, AmericasMart Atlanta is the nation’s only global wholesale marketplace housing the world’s single-largest collection of home, gift, area rug and apparel merchandise. The largest of AmericasMart’s fourteen annual Markets and shows, The Atlanta International Gift & Home Furnishings Market and The Atlanta International Area Rug Market in January and July are the ignition switch for global retailing with buyers from every U.S. state and more than 90 countries discovering product in more than 1,400 showrooms and more than 2,500 temporary exhibiting companies. The AmericasMart complex contains more than seven million square feet of space. It’s a huge global stage on which manufacturers, designers and sales representatives unveil new lines, launch new designs and introduce new categories.

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The Georgia World Congress Center Authority (GWCCA), one of the most significant economic drivers for the state of Georgia, owns and operates the Georgia World Congress Center (GWCC), the Georgia Dome, and Centennial Olympic Park. Together, these facilities make up one of the largest combined convention, sports and entertainment facilities in the world. GEORGIA WORLD CONGRESS CENTER With 3.9 million square feet of total space, the GWCC has grown to be one of the five largest convention centers in the United States, hosting 552 events and welcoming more than 2.3 million visitors this past year. In 2014, the GWCC accounted for $893.2 million in economic impact and generated $328 million in labor income with 9,527 jobs. As part of the GWCC’s vision for 2020, the GWCCA is moving forward with a plan to build a new headquarter hotel on the northwest corner of the campus. Five other transformative projects have been proposed, including the creation of a pedestrian gateway stretching from the edge of the hotel corridor to the front steps of the College Football Hall of Fame. GEORGIA DOME Directly adjacent and connected to the GWCC is the Georgia Dome, the current home to the Atlanta Falcons. Constructed in 1992, the dome offers a premier sporting and entertainment venue with 71,500 seats and has played host to two Super Bowls, the 1996 Olympic Games, the and both NCAA Men’s and Women’s Final Four. In 2014, the Georgia Dome accounted for $496.5 million in economic impact and generated $183.0 in labor income with 5,607 jobs. Together the GWCC and Georgia Dome accounted for $1.39 billion in economic impact, hosted 522 events with more than 2.3 million visitors, and sustained 15,134 jobs FY 2014.

CENTENNIAL OLYMPIC PARK Centennial Olympic Park is a public park located in Downtown that was built to celebrate the Games of the XXVI Olympiad (1996 Summer Olympics). At 21-acres, it is the largest downtown park in the United States developed in the past 25 years. Today, an estimated 3 million people visit the park each year for numerous events, festivals, and concerts. WORLD OF COCA-COLA The World of Coca-Cola is a nearly 100,000 square foot interactive museum that exhibits the history of The Coca-Cola Company, which was founded in Georgia almost 130 years ago. The museum allows visitors to view a behind-the-scenes look at the bottling process and more than 1,200 never-before-displayed artifacts. Today, the museum boasts over 1 million visitors each year.

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GEORGIA AQUARIUM The largest aquarium in the world when it was built in Downtown Atlanta in 2005, the Georgia Aquarium remains the largest aquarium in the western hemisphere. The facility is more than 600,000 square feet in size and contains approximately 10 million gallons of fresh and salt water. Nearly 300 full-time employees and almost 300 part-time employees are charged with taking care of over 100,000 aquatic animals in the aquarium and welcoming the more than 2 million guests that visit each year. COLLEGE FOOTBALL HALL OF FAME The College Football Hall of Fame and Chick-fil-A Fan Experience is one of Downtown Atlanta’s newest cultural and tourist attractions. The ±$70 million facility opened in 2014 and offers college football fans a truly unique and interactive experience in celebrating the history of college football. Patrons enter the 94,000 square foot facility to see the 40-foot high helmet wall with more than 700 schools represented. Fans are able to choose the school to which their tour is guided, and each exhibit thereafter is filtered towards their school of choice, making it an experience unlike any other. It is expected that the facility will contribute $12.7 million in annual economic impact to the area, while generating more than $1.7 million in sales taxes to the city, county, and state annually. CNN CENTER The CNN Center serves as the world headquarters for CNN and is also a major tourist attraction offering visitors a behind-the-scenes view of CNN’s daily operations. Originally built in the 1970’s as the Omni Complex, CNN moved its headquarters to the site in 1987 from Midtown. Today, visitors can take the Inside CNN Studio Tour, a 55-minute guided walking tour giving access to a glimpse of news and broadcasting in action from the media. The facility also includes the 1,059-room Four Diamond Omni Atlanta Hotel at CNN Center and is connected to Phillips Arena.

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PHILLIPS ARENA Phillips Arena is a state-of-the-art, multi-purpose sports and entertainment complex that opened in Downtown in 1999. The arena was built to replace the Omni Coliseum and today plays host to the Atlanta Hawks of the NBA, the Atlanta Dream of the WNBA, as well as numerous concerts, shows, and performances throughout the year. In 2009, the arena achieved the LEED for Existing Building: Operations and Maintenance certification, making it the first NBA arena in the world with this certification for an existing facility. Phillips Arena is connected to the CNN Center and has a seating capacity for basketball of 18,118.

CENTER FOR CIVIL & HUMAN RIGHTS Located in Downtown Atlanta, the Center for Civil and Human Rights is a cultural and tourist attraction that connects the American Civil Rights Movement to today’s Global Human Rights Movements. The 43,000 square foot facility opened in 2014 and hosts a number of exhibits that tell the history of the civil rights movement and relate it to today’s contemporary human rights movement.

ABUNDANCE OF HOTELS More than 12,000 hotel rooms are located in the Downtown area, with more than 10,000 rooms concentrated in an eight square block area. Seventy percent of these rooms are in six hotels – Atlanta Marriott Marquis, Hilton Atlanta, Hyatt Regency Atlanta (directly across from 260 and 270 Peachtree), Omni Hotel at CNN Center, Sheraton Atlanta (currently under renovation) and The Westin Peachtree Plaza– providing planners with the room blocks and event space that sizable meetings require. The Ritz-Carlton opened in 1984 as a luxury class hotel. Other major hotel operators include Radisson, Hampton Inn, Holiday Inn, Hyatt Place, Fairfield Inn & Suites, Holiday Inn Express, Embassy Suites, and the recently renovated Aloft Hotel across from 260 and 270 Peachtree on Baker Street. Portman Holdings is currently under construction on the adaptive re-use of 230 Peachtree, converting a portion of the existing office building into a boutique Hotel Indigo.

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NEW DEVELOPMENT NEW ATLANTA STADIUM Construction is underway on the $1.5 billion New Atlanta Stadium, the new home to the Atlanta Falcons. The stadium site is located directly south of the Georgia Dome, at the northeastern corner of Northside Drive and Martin Luther King Jr. Boulevard. Inspired by the oculus in the ancient Rome Pantheon, the stadium’s state-of-the-art design incorporates an open air concept with eight unique roof petals that can open in less than eight minutes similar to the lens of a camera. Other amenities within the stadium include a window to the city offering views of downtown, a 360-degree video halo board nearly five-stories tall (which would be the largest video board in the world), an exterior fan plaza, and a 100-yard bar. The stadium will total 2 million square feet accommodating 75,000 fans during football games and up to 83,000 fans for basketball games with 21,000 parking spaces. Construction of the stadium will create 4,500 jobs and generate more than $400 million in total statewide economic impact. The addition of this world-class stadium puts Atlanta as a strong candidate for additional Super Bowls, FIFA World Cup, and the NCAA College Football National Championship, all of which would all add to its potential economic impact. The stadium has also spurred the creation of Atlanta’s Major League Soccer expansion franchise which will begin play once the stadium opens in 2017. UNDERGROUND ATLANTA Originally the basement of the 19th century Georgia Railroad Freight Depot, Underground Atlanta is Downtown’s subterranean lifestyle center that has long been a tourist attraction and historic landmark for the city. The City of Atlanta is under contract to sell the nearly 12-acre property for $25.75 million to (South Carolina-based) private development firm WRS Incorporated. The firm has plans to redevelop the site into a $150 - $200 million mixed-use project including 900 residential units (including student housing), approximately 250,000 square feet of retail (including a grocery store), and a hotel. The project, which could start construction in 2Q16, will transform the area into an upscale urban core and should serve as a catalyst for more residential development.

UNDERGROUND ATLANTA

KING MEMORIAL STATION In 2012, MARTA identified approximately 10 stations as potential sites for transit-oriented mixed-use developments and began engaging real estate developers to lead the efforts. Today, MARTA has projects underway at five of those stations including the King Memorial Station in Downtown Atlanta. MARTA is teaming with Walton Communities to redevelop the area around the station into a mixed-use, transit-oriented development. The firm is planning a mid-rise development including 386 apartments and 13,000 square feet of retail on the 4-acre site.

NEW RESIDENTIAL § Post Centennial – new construction of 407 rental apartments (construction expected to start 4Q15) § 250 Piedmont – adaptive re-use of former office building into 345 rental apartments § One12 Courtland – redevelopment of existing Ramada Inn into 251 student housing units (over 1,000 beds) near GSU § Auburn Apartments – new construction of 92 rental apartments by the Integral Group

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EDUCATION GEORGIA STATE UNIVERSITY Located in Downtown Atlanta, Georgia State University (GSU) is the second largest public university in the state with a fall 2014 enrollment over 32,500 students, representing a 25% increase in total enrollment since the fall of 2006. The University offers 100 fields of study with 250 degree programs and is often recognized for its internationally ranked law program. The student body (75% undergraduate students, 25% graduate students) benefits from a quality campus life, with on-campus housing serving more than 4,100 students, more than 400 student organizations, and 15 NCAA Division 1 sports teams. Employing more than 4,400 faculty and staff, the University is estimated to have an economic impact of $1.4 billion annually to the region and has been one of the major catalysts for Downtown development. With the rapid expansion of enrollment at GSU has come an equally robust expansion in facilities. Georgia State is currently under construction on a new 200,000 square foot law school set to open in time for the fall 2015 semester. In addition, GSU has acquired several existing office buildings adjacent to its Downtown Atlanta campus including: § 55 Park Place – 19 story office building (555,000 SF), fka Georgia-Pacific Plaza § Atlanta Life Building – 110,000 SF office building § 25 Park Place – 26 story office building (523,000 SF), fka SunTrust Tower. Renovations include the addition of a Creative Media Industries Institue digital media lab.

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EMPLOYMENT COCA-COLA The Coca-Cola Company (NYSE: KO) is the world’s largest beverage company with more than 500 brands and was ranked 58th on the Fortune 500 2014 list. The company’s headquarters is located at One Coca-Cola Plaza in Midtown. Coca-Cola recently completed the transfer 500 jobs from Northwest Atlanta to Downtown Atlanta and the creation of nearly 1,500 new jobs in its “Information Technology Center of Excellence” at SunTrust Plaza’s Garden Offices. With the addition of these jobs, Coca-Cola now employs 6,500 in urban Atlanta between its corporate headquarters and the SunTrust Plaza site. In addition, Coca-Cola recently announced a second move of 500 employees from the northwestern suburbs to Downtown Atlanta in an ongoing effort to consolidate its employees. SUNTRUST BANK Headquartered in Downtown Atlanta (SunTrust Plaza) is another Fortune 500 company, SunTrust Banks Inc. (NYSE:STI). Founded in 1891, SunTrust Bank currently employs approximately 6,900 individuals in Metro Atlanta. With total assets of $190 billion and total deposits of $140 billion, the bank offers standard retail and commercial services, such as credit, deposit, and investment services. SunTrust also operates subsidiaries that offer mortgage, wealth and investment management, insurance, investment banking, equipment leasing, and brokerage services. SunTrust operates more than 1659 branches of banks and more than 2,900 ATMs in southern U.S. states that include Georgia, Alabama, Florida, Arkansas, Tennessee, Virginia, West Virginia, and North and South Carolina. GOVERNMENT Downtown Atlanta is home to the Georgia state capitol and almost 75,000 state government employees. Most of the state government agencies are headquartered in the “State Capitol Complex” which consists of all or parts of ten square blocks surrounding the state capitol. The latest addition to the complex is the twenty-story Twin Towers Office Building, officially designated the James H. “Sloppy” Floyd Veterans Memorial Building and the first office building in the complex to rise above the capitol in height. In addition to the state government employees, nearly 50,000 local government employees work for various city and county agencies based in Downtown Atlanta.

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Peachtree

OFFICE MARKET OVERVIEW

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OFFICE MARKET OVERVIEW ATLANTA OFFICE MARKET OVERVIEW The ninth largest metro in the United States, Atlanta is the population, employment, and transportation center of the Southeast. Its exceptional quality of life, low cost of living, diverse job opportunities, educational infrastructure and cultural amenities have helped Atlanta become the one of the fastest-growing areas in the United States over the last two decades. With over 304 million square feet of office product, Atlanta houses 25% of the combined inventory across all major Southeastern markets and more than doubles the size of the next largest market (Tampa/St Petersburg). Atlantaâ&#x20AC;&#x2122;s 121.7 million square feet of Class A product represents 33% of the Class A inventory across the Southeast. ATLANTA OFFICE MARKET (BY SUBMARKET) Submarket

Total GLA

Overall Occupancy Rates

Avg. Asking Rental Rates

Buckhead

22,738,843

87.8%

$28.36

Central Perimeter

34,347,896

87.4%

$22.74

Cumberland/Galleria

29,525,289

83.3%

$20.27

Downtown Atlanta

36,809,067

86.1%

$19.79

Midtown Atlanta

24,772,506

86.5%

$24.13

North Fulton

36,291,475

87.2%

$18.69

Northeast Atlanta

39,103,063

83.8%

$15.96

Northlake

30,554,680

89.5%

$17.20

Northwest Atlanta

19,712,365

90.0%

$18.17

South Atlanta

24,925,659

86.6%

$16.49

5,490,276

90.8%

$14.78

304,271,119

86.7%

$19.82

West Atlanta Totals Source: Costar Group, 2Q2015

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Peachtree

INVENTORY AND COMPLETIONS As of second quarter 2015, Atlanta’s office inventory consists of approximately 304 million square feet of space. Class A space (121.7 million square feet) and Class B product (128 million square feet) represent approximately 82% of the metro’s total inventory. Approximately 28% of Atlanta’s total office space and 41% of the Class A office space is concentrated in the urban core submarkets of Downtown, Midtown, and Buckhead. The remainder lies in Atlanta’s suburbs, with the infill suburban submarkets of Central Perimeter and Cumberland/Galleria leading in terms of size and rental rates, particularly with Class A product. Completions in Atlanta totaled 1.5 million square feet in 2014, more than double the amount of new product delivered the year before. Since 2010, Atlanta has averaged less than a million square feet of new product delivered annually. This is in contrast to the 5.1 million square feet of average new product delivered annually between 2005 and 2010, with a peak of 7.1 million square feet delivered in 2007. The largest projects underway as of the second quarter 2015 include Tishman Speyer’s 500,000 square foot speculative tower in Buckhead, the third and final phase of Alliance Center. Construction has also begun on the new corporate headquarters for State Farm and Genuine Parts. Phase I of State Farm’s new corporate campus in Central Perimeter will include 585,000 square feet, while Genuine Parts is building a new 150,000 square feet headquarters building in Cumberland/Galleria adjacent to its existing Shared Services support building. Both are expected to deliver in the second half of 2016. Other corporate user announcements: NCR recently announced plans for a new corporate headquarters in Midtown (to be built and owned by Cousins), and Mercedes Benz announced the relocation of its North American headquarters from New Jersey to temporary space in Atlanta mid-year 2015 with immediate plans to begin construction on a new state-of-the art campus in Central Perimeter (expected delivery 2017). Comcast has agreed to consolidate occupancy and anchor the office component of the new Atlanta Braves stadium development in the Cumberland/Galleria submarket in Northwest Atlanta. ABSORPTION From 2004 to 2007, the overall Atlanta market absorbed nearly 22.7 million square feet of office space averaging over 5.6 million square feet per year. In 2008 an additional 5.3 million square feet of new product was delivered as the local economy was hit by the global recession resulting in a large amount of negative absorption in 2009. Beginning in 2012, Atlanta has had three years of increasing positive absorption, absorbing 4.6 million square feet in 2014 and nearly 3 million in the first half of 2015.

Square Feet (000's)

ATL ABSORPTION VS. COMPLETIONS 6,000 4,000 2,000 0 2008

2009

2010

2011

2012

-2,000 -4,000 Absorption

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Completions

2013

2014

2Q 2015

OCCUPANCY Occupancy for Atlanta has trended in the 85% to 90% range over the past twenty years. Currently, the market stands at 86.7% up from 82.4% in 2010 and at its highest level since mid-2008. While Class A occupancy has lagged that of the overall market in recent years (largely due to the amount of new Class A product delivered in the last downturn), the gap has continued to tighten with Class A occupancy exceeding that of the overall market in the second quarter 2015, illustrating the flight to quality evident in the market.

ATLANTA OCCUPANCY 88.0% 87.0% 86.0% 85.0% 84.0% 83.0% 82.0% 81.0% 80.0% 79.0% 78.0% 77.0% 2008

2009

2010

2011

2012

Overall

2013

2014

2Q 2015

Class A

RENTAL RATES The average quoted rental rate for the overall Atlanta market stood at $19.82 per square foot gross at the end of second quarter 2015, a 2% increase over the previous quarter and the highest asking rate since the previous peak of $20.65 per square foot in 2008. Among Class A assets, the average quoted rate stood at $24.35 per square foot gross at the end of second quarter 2015, a 10% increase over the previous recession low and almost 2% higher than the previous peak of $23.95 per square foot in 2008. ATL RENTAL RATES $25.00 $24.00 $23.00 $22.00 $21.00 $20.00 $19.00 $18.00 $17.00 $16.00 $15.00

2008

2009

2010 Overall

2011

2012

2013

2014

2Q 2015

Class A

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Peachtree

DOWNTOWN ATLANTA SUBMARKET OVERVIEW INVENTORY/COMPLETIONS In addition to the Georgia State Capitol, Georgia State University, and an abundance of lifestyle amenities that draw over 20 million visitors annually, Downtown Atlanta is home to multiple Fortune 500 companies including The Coca-Cola Company, Southern Company, and SunTrust Bank. Other large corporations that call Downtown Atlanta home include Georgia Power, Turner Broadcasting and AmericasMart. Downtown offers direct access to Hartsfield-Jackson International airport to the south and the two additional urban core submarkets Midtown and Buckhead to the north via Interstates 75/85 and numerous MARTA stops. The Downtown submarket of Atlanta remained stable during second quarter 2015 at 13.9% vacancy, fluctuating within 40 basis points over the last 5 quarters. With no new supply and vacancy hovering between 13-15 percent for the past five years, Downtown Atlanta has held steady and is poised to benefit from the new investment in the area. With the buy-in and advocacy of city officials and Downtown influencers, this central business district is repositioning itself as a desirable home for start-ups and tech companies, employers recruiting Millennials that want to be near the urban amenities and Georgia State University. As an indication of the repositioning, an affiliate of South Carolina based WRS Inc. agreed to purchase the 12-acre Underground Atlanta site in December 2014 for ~$25 million and plans to invest $150 - $250 million to redevelop the site into a live-play development complete with residential, retail and a hotel. With nearly 37 million square feet of rentable office space, Downtown Atlanta is the second largest submarket in all of metro Atlanta (trailing only Northeast Atlanta) and the largest of the three urban core submarkets. The submarket includes a fairly even split of Class A and Class B properties with 16.6 million and 15 million square feet of space respectively (plus an additional 5 million square feet of Class C space). In terms of Class A space, Downtown is one of four submarkets boasting between 16 and 17.3 million square feet, trailing only Central Perimeter in terms of Class A inventory. Downtown delivered over a million square feet per year on average between 1987 and 1992. Beginning in the late 1990s, new construction slowed with new deliveries averaging just over 200,000 square feet per year between 1998 and 2008. Since 2008, no significant new inventory has been delivered in the submarket; the total square footage has actually declined by nearly 500,000 square feet as some of the older product has been removed from inventory or converted to other uses (including residential, hospitality and educational). A brief summary of some notable projects underway includes: • 250 Piedmont – Conversion of 27 story office tower (362,300 square feet) to 345 residential apartments • 230 Peachtree – Partial conversion of eight floors of office to a 200 room Hotel Indigo • Flatiron Building – $12 million conversion of traditional office space to an entrepreneurial hub and tech business incubator. The project will include over 40,000-square feet of “next-generation” office and retail space in a “live, work, play” environment. Still under construction, the new FlatIronCity is over 33% pre-leased and will include a new Microsoft “Innovation Center”, only the second facility in the U.S. for Microsoft. • Candler Building – In planning stages on the conversion of an existing 17 story office tower (212,000 square feet) to a mix of either apartments, condos or a hotel. • 25 and 55 Park Place and Atlanta Life Building – Over 1 million square feet of office space purchased by Georgia State University for a mix of administrative and educational purposes

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COMPARABLE DOWNTOWN CLASS A INVENTORY 2015 Asking Rents Avg

2015 Asking Rents (FSG)

2014 Absorption

1H15 Absorption

Owner

Building

Year Built (Renovated)

Size(sf)

% Leased

191 Peachtree

1991 (2012)

1,209,721

91.0%

$29.25

$28.50 - $30.00

13,516

47,273

Cousins

SunTrust Plaza

1992

1,249,022

96.9%

$28.50

$27.50 - $29.50

2,533

SunTrust Bank

100 Peachtree

1969 (2014)

625,424

57.0%

$22.50

$21.00 - $24.00

161,408

6,078

Five Mile Capital

Centennial Tower

1975 (1999)

740,304

78.5%

$20.50

$19.50 - $21.50

1,477

-3,733

Jackson Oats Shaw*

Marquis I/II (Peachtree Center)

1985/1987

924,514

77.9%

$21.00

$20.50 - $21.50

-4,092

-903

Banyan Street

North & South Towers (P'tree Center)

1967/1968

609,865

72.9%

$19.00

$18.50 - $19.50

-20,984

14,651

Banyan Street

Harris Tower (Peachtree Center)

1976

419,500

79.3%

$19.00

$18.50 - $19.50

-411

-9,048

Banyan Street

International Tower (P'tree Center)

1976

Banyan Street

Total/Weighted Average 260/270 Peachtree

1972/1961

426,178

81.8%

$19.00

$18.50 - $19.50

-11,854

15,250

6,204,528

82.1%

$23.74

141,593

69,568

634,236

84.5%

$19.50

$18.50 - $20.50

68,477

-7,581

Richard Bowers Co.

*The Dilweg Companies is under contract to purchase Centennial Tower.

COMPETITIVE SET - OCCUPANCIES VS. RENTAL RATES 83.0%

$24.00

82.0%

$23.80

81.0%

$23.60

80.0%

$23.40

79.0%

$23.20

78.0%

$23.00

77.0%

$22.80

76.0% 75.0%

2012

2013 Occupancy

2014 Average Asking Rate

1H15

$22.60

office m ar ket over view

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Peachtree

P R O P E R T Y I N F O R M AT I O N

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PROPERTY INFORMATION - 260 PEACHTREE GENERAL INFORMATION Property Address �� 260 Peachtree Street NE Atlanta, Fulton County, GA 30303

Zoning: �� SPI-1, Special Public Interest District-Downtown; Subarea 1, Downtown Core

Submarket: �� Downtown/CBD Year Built: �� 1974 (Renovated 2001) Building Size: �� 308,213 rentable square feet

Parking: �� 270 Peachtree includes an attached 478 space parking garage. 260 Peachtree has a parking agreement in-place allowing for the use of 473 spaces in the shared garage.

% Leased: �� 90.1% Number of Floors: �� Twenty-Seven Land Area: �� 0.375 acres Average Floor Plate: �� 11,400 – 12,400 rentable square feet

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Peachtree

DESIGN & CONSTRUCTION Building Architect: �� Sidney R. Barrett & Associates Building Exterior: �� Glass curtain wall consisting of approximately 50% spandrel and 50% tinted vision glass Structure: �� Reinforced concrete decking on ground floor; metal decking with lightweight concrete cover on other floors Roof: �� Built up composition membrane with stone ballast over cellular insulation Interior Finishes – Office Areas: Floors: Commercial grade short loop carpeting, vinyl composite tile, or laminate wood strips over concrete, or sealed concrete.

Walls: Textured and painted gypsum board, or paper or vinyl wall coverings over gypsum board. Ceilings: Combination smooth, painted gypsum board and suspended acoustical tiles.

Interior Finishes – Common Areas: Floors: Polished granite and marble in the ground floor lobby and commercial grade short loop carpeting over concrete in the upper level corridors

Walls: Lobby walls include a combination of polished granite, fabric-covered panels and painted gypsum board, while other common area walls are painted gypsum board. Ceilings: Combination textured painted gypsum board suspended acoustical tile.

and and

Tenant Finishes �� Floors: Combination of polished marble and granite, commercial grade carpet, bamboo wood flooring and composite vinyl tile over concrete

Walls: Combination of wood and polished marble panels, vinyl wall covering, and painted gypsum board Ceilings: Combination painted gypsum board and suspended ceiling tile

Restroom Finishes: �� Floors: Ceramic tile flooring Walls: Combination of ceramic tile and vinyl wall covering Standard Lighting: �� Standard commercial fluorescent fixtures, as well as specialized accent lighting fixtures

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Elevators: �� Eight elevators that provide passenger service, divided into low-rise and high-rise banks. In addition, there is one freight elevator. The elevators are accessible via the main lobby. Building Systems �� HVAC: Chilled water, evaporative loss system, including six 100-ton rooftop mounted packaged natural gas and electric cooling tower/condenser/air handling units supplying cooled air

Emergency Power: One 250 KVA diesel fired emergency generator with a self-contained fuel tank

Utilities: �� Electric: Georgia Power Company supplies electricity to the building. Gas: AGL Resources provides natural gas to the building.

Water: City of Atlanta, Bureau of Water provides water and sewer to the building.

Fire Protection/Life Safety: �� Overhead wet sprinkler system, as well as smoke detectors and fire extinguishers located throughout

Parking Structure: �� The subject shares a parking deck, operated by AAA Parking, with the adjacent 270 Peachtree Building. An agreement with AAA Parking is in in place that allocates 473 parking spaces to the subject. The agreement in place allows for at least 200 additional spaces (for overflow parking, if necessary) at other parking decks operated by AAA Parking in the area. Landscaping: �� Limited landscaping that includes planters and trees along the streetscape. Access: �� The building offers direct pedestrian access to Peachtree Street via the main lobby of the building. Vehicular ingress and egress is available in the rear of 270 (connected to 260 via an interior hallway) with ingress on Spring Street and egress on Baker Street. The Peachtree Center MARTA station to the immediate south provides mass transit access to the neighborhood. On-Site Security: �� 24-Hour staffed security center and reception desk. The improvements are fitted with closed-circuit camera surveillance, as well as exterior lighting.

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Peachtree

PROPERTY INFORMATION - 270 PEACHTREE GENERAL INFORMATION Property Address: �� 270 Peachtree Street NE Atlanta, Fulton County, GA 30303

Zoning: �� SPI-1/SA1, Special Public Interest District, Central Core District, by the City of Atlanta

Submarket: �� Downtown/CBD

% Leased: �� 90.4%

Parking: �� 8-story parking deck constructed in 1961 and a 4-story parking deck constructed in 1930/1961. The two parking decks provide 478 parking spaces and are shared between 270 and 260 Peachtree.

Land Area: �� 1.768 acres

Number of Floors: �� Twenty-two

Year Built: �� 1961 (Renovated 1996) Building Size: �� 326,023 rentable square feet

Typical Floor Plate: �� 13,924 rentable square feet

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DESIGN & CONSTRUCTION Building Exterior: �� Energy efficient glass curtain wall with the face of all exterior columns and the walls of the service core covered with white Georgian marble. Structure: �� Reinforced concrete footings, concrete and steel frame Windows: �� Double-pane, tinted, insulated glass in aluminum framing Roof: �� Built-up roof on metal roof decking Floor to Floor Ceiling Heights: �� 10-12 feet Interior/Corridor Finishes: �� Floors: Carpeted floors

Walls: Combination of wood paneling, wallpaper, paint and carpet cover

Ceilings: Acoustic drop tile ceiling from 10’ to 12’ high joists.

Building Lobby Finishes: �� Floors: Marble

Walls: Imported Italian white marble, black granite and aluminum grillage trim

Tenant Finishes: �� Floors: Combination of polished marble and granite, commercial grade carpet, and composite vinyl tile over concrete

Walls: Combination of wood and polished marble panels, vinyl wall covering, and painted gypsum board

Ceilings: Combination painted gypsum board and suspended ceiling tile

Ceilings: 26’ ceiling height

Restroom Finishes: �� Floors: Ceramic tile flooring

Walls: Combination of ceramic tile and vinyl wall covering

Standard Lighting: �� Recessed mounted 2” X 4” fluorescent fixtures with electronic ballasts and energy efficient T-8 bulbs. The main lobby features 5’ diameter pendant lights Elevators: �� Six, high speed (800’/minute) Westinghouse elevators upgraded with computerized card access per floor, one of which serves as a service or freight elevator. A separate hydraulic freight elevator serves the basement, first and second floors.

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Peachtree Utilities: �� Electric: Georgia Power Company supplies electricity to the building. Electrical service is 4,000-amp service providing 80 circuits per floor at 120/208 volts and 30 circuits per floor at 277/480-Volts. Under-floor electrical duct systems provide efficient power and telephone access. Fire Protection/Life Safety: �� Wet sprinkler system throughout and fire detection system which is equipped to shut down all air-handling units and initiate the stair and elevator shaft pressurization system, purging these shafts of any smoke. Parking Structure: �� The eight-story parking deck features steel frame and poured concrete on metal decking. The four-story parking garage features reinforced concrete frame with face brick exterior walls.

Building Systems: �� HVAC: All-electric, forced air HVAC system with (2) 500-ton water cooled chillers, Variable Air Volume (VAV) and Power Induction Units (PIUs), electrical strip heat, and an average of 12 thermostatically controlled units per floor. Emergency Power: A backup 750kw emergency generator provides safety backup power

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Access: �� Pedestrian access to lobby level from Peachtree Street and automotive ingress and egress to basement level parking from Spring and Baker Streets. The Peachtree Center MARTA station to the immediate south provides mass transit access to the neighborhood. On-Site Security: �� Full security system with cameras at all entrances and access areas, monitored by a full-time security staff.

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Peachtree

SITE PLAN

Additional Parking

Baker St NW

Spring Street NW

270 Peachtree

Capital City Club

John Portman Blvd

Confidential Of f e r i n g M e mo r a n d u m

Peachtree St NE

260 Peachtree

REPRESENTATIVE FLOOR PLANS 260 PEACHTREE STREET

270 PEACHTREE STREET

proper ty infor m ation

STACKING PLAN - 260 PEACHTREE 27th Floor: 12,341 SF

Ste#2700 Schulten Ward & Turner LLC 11/30/2020 12,341 SF

26th Floor: 12,341 SF

Ste#2600 Atlanta International RMI, Inc 10/31/2017 12,341 SF Ste#2500

25th Floor: 11,334 SF

Richard Bowers & Co. 07/31/2019 5,950 SF

Ste#2501 Schulten Ward Turner 11/30/2020 5,384 SF

Ste#2400

24th Floor: 12,341 SF Ste#2300

23rd Floor: 11,194 SF

Richard Bowers & Co. 07/31/2019 12,341 SF Ste#2302 PJC Group LLC 11/30/2019 12,341 SF

CTS 12/31/2016 9,214 SF

22nd Floor: 12,341 SF

Ste#2200

Regus 04/30/2018 12,341 SF

21st Floor: 12,341 SF

Ste#2100

Regus 04/30/2018 12,341 SF

20th Floor: 12,341 SF

Ste#2000 Hollowell Foster & Herring 12/31/2020 12,341 SF

19th Floor: 12,341 SF

Ste#1900 Behavioral Health Link 7/31/2020 12,341 SF

Ste#1600 Vaughan & Murphy 10/31/2018 1,521 SF

Ste#1601 The Morgan Law Firm 05/31/2021 4,329 SF Ste#1500

15th Floor: 11,981 SF 14th Floor: 7,674 SF 12th Floor: 10,804 SF

Ste#1400 Powerco Federal Credit Union 11/30/2018 1,521 SF

Ste#1100 Ste#1000 NeighborWorks - Accts Pbl 10/31/2018 3,910 SF

Ste#800

TransSystems Corporation 06/30/2020 5,563 SF

08/31/2015 Ste#1002 Red Bridge Consulting Inc. 08/31/2016 1,297 SF

Ste#802 Available 337 SF

Communities in Schools 10/31/2024 11,981 SF Ste#600 Available 11,981 SF

Ste#500 Liz Claiborne 04/30/2016 2,440

Ste#502 Dye Snyder, LLP Ste#503 Haivision Network Video 11/30/2019 01/31/2016 2,327 SF 2,397 SF

Ste#501 Facilitec 08/31/2019 3,456 SF

Ste#400 INROADS/Southeast, Inc. 09/30/2017 4,115

Ste#401 Wiggins Law Group LLC 11/16/2015 2,798 SF Ste#300

Ste#200

2nd Floor: 11,981 SF

Ste#600 Available 3,253 SF

Emmis Communications 05/31/2022 11,981 SF Adam M. Goodman 02/28/2023 11,981 SF

Ste#110 RB Newsstand 10/31/2018 1,724 SF

Ste#100 Fidelity Bank 07/31/2023 3,014 SF

Ste#802 Available 963 SF

Ste#600 Available 11,788 SF

Lower Level: 11,788 SF

TOTAL: 308,213 SF

Ste#1204 APD Urban Planning & Mgmt 03/31/2017 1,117 SF

Ste#801 Banta Immigration Law Li 04/30/2016 6,081 SF

Ste#700-750

3rd Floor: 11,981 SF

1st Floor: 5,701 SF

Think Interactive, Inc 11,981 SF

Ste#1403 APR Consulting, Inc 01/31/2019 2,835 SF

Ste#1203 Minnesota Life Insurance 12/31/2015 2,559 SF

Ste#1001 Stewart. Seay, and Felton 11/30/2018 5,531 SF

6th Floor: 11,981 SF

4th Floor: 10,166 SF

Ste#1604 Sigma Phi Phi Fraternity 12/31/2023 2,851 SF

Ste#900 TY Lin International 07/31/2020 11,411 SF

7th Floor: 11,981 SF

5th Floor: 10,620 SF

Ste#1402 The Woodhouse Law Firm 02/28/2019 2,680 SF

Ste#1201 Tabb & Tabb LLC 03/31/2019 2,325 SF

Ste#1200 Stack & Associates, P.C. 07/31/2017 4,803 SF

9th Floor: 11,411 SF 8th Floor: 11,981 SF

Ste#1602 RG Vanderweil Engineer 04/30/2016 1,883 SF

Gourmet Services, Inc 07/31/2024 11,981 SF

Ste#1401 Twin Bear Management, LLC 08/30/2019 3,075 SF

11th Floor: 11,981 SF 10th Floor: 10,738 SF

Ste#1803 Available 2,142 SF

Ste#1700 AMLI 8/31/27 11,981 SF

17th Floor: 11,981 SF 16th Floor: 10,584 SF

Ste#1801 EVS Translations USA, Inc 05/31/2019 2,730 SF

Ste#1800 Mercy Housing Southeast 04/30/2019 6,017 SF

18th Floor: 10,889 SF

Available 30,464 9.9%

2015 17,338 5.7%

2016 23,312 7.6%

2017 22,376 7.3%

LEASE EXPIRATIONS - SQUARE FEET & PERCENTAGE 2018 2019 2020 2021 51,868 45,716 47,040 4,329 16.8% 14.8% 15.4% 1.4%

2022 11,981 3.9%

2023 17,846 5.8%

2024+ 35,943 11.7%

STACKING PLAN - 270 PEACHTREE 22nd Floor: 13,924 SF

Ste#2200 Georgia Chamber of Com 07/31/2024 13,942 SF

21st Floor: 13,924 SF

Ste#2100 Georgia Chamber of Com 07/31/2024 13,942 SF

20th Floor: 13,924 SF

Ste#2000 LesConcierges, Inc 03/31/2021 13,942 SF

19th Floor: 13,924 SF

Ste#1900 CredAbility 12/31/2020 13,942 SF

18th Floor: 13,924 SF

Ste#1800 CredAbility 12/31/2020 13,942 SF

17th Floor: 13,924 SF

Ste#1700 CredAbility 12/31/2020 13,942 SF

16th Floor: 13,924 SF

Ste#1600 S L King 07/31/2016 13,942 SF

15th Floor: 13,924 SF

Ste#1500 Clough Harbor 05/31/2016 13,942 SF

14th Floor: 13,816 SF

Ste#1400 Habitat for Humanity 12/31/2019 13,816 SF

13th Floor: 13,816 SF

Ste#1400 Habitat for Humanity 12/31/2019 13,816 SF

12th Floor: 13,816 SF

Ste#1400 Habitat for Humanity 12/31/2019 13,816 SF

11th Floor: 13,816 SF

Ste#1400 Habitat for Humanity 12/31/2019 13,816 SF Ste#1040 National Kidney Foundation 12/31/2020 2,948 SF

Ste#1400 Habitat for Humanity 12/31/2019 8,218SF

10th Floor: 13,816 SF 9th Floor: 13,924 SF

Ste#900 Available 13,924 SF

8th Floor: 13,924 SF

Ste#800 BearingPoint Inc. MTM 13,924 SF

7th Floor: 13,816 SF

Ste#702 State Board of Workers Co 06/30/2016 13,816 SF

6th Floor: 13,816 SF

Ste#600 State Board of Workers Co 06/30/2016 13,816 SF

5th Floor: 13,816 SF

Ste#500 State Board of Workers Co 06/30/2016 13,816 SF

4th Floor: 13,816 SF

Ste#400 State Board of Workers Co 06/30/2016 13,816 SF

3rd Floor: 13,816 SF

Ste#300 State Board of Workers Co 06/30/2016 13,816 SF

2nd Floor: 5,835 SF 1st Floor: 26,130 SF Basement: 10,296 SF Sub BSMT: 6,362 SF

TOTAL: 326,023 SF

Ste#1051 Available 757 SF

Ste#1060 Available 1,893 SF

Ste#205 Ste#210 Best Jewelry and Watch Ste#220 Ste#270 Ste#215 Available Available 03/2021 Available Available 3,188SF 360 SF 398 SF 290 SF 730 SF Ste#120 Maggianoâ&#x20AC;&#x2122;s Ste#120A Brinker Ste#130 Facilitec Ste#150 Ste#Lobby Ste#LobbyII Ste#ATM Ste#100 White Oak Kitchen & Cocktails Corner Bakery 5/31/18 Corner Bakery 5/31/18 8/31/19 Conference Center Available Available 7/2023 02/28/2031 4,480 SF 2,048 2,514 SF 730 SF 730 SF 60 846 SF 15,847 SF Ste#BSMT2 CDC Ste#BSMT3 Ste#BSMT4 Corner Ste#BSMT Available Ste#BSMT1 Available 11/30/2020 Available Bakery 5/31/18 7,457 SF 283 SF 400 SF 1,940 SF 216 Ste#Subbase Southern Telecom, Inc 12/31/2020 6,362

Ste#200 Greshman Florist 01/2018 869 SF

Available 31,157 9.6%

2015 13,924 4.3%

2016 96,928 29.7%

2017 0 0.0%

2018 6,411 2.0%

LEASE EXPIRATIONS - SQUARE FEET & PERCENTAGE 2019 2020 2021 2022 2023 65,530 51,482 14,322 0 60 20.1% 15.8% 4.4% 0.0% 0.0%

2024 27,848 8.5%

2025 0 0.0%

2026+ 15,847 4.9%

N/A 2,514 0.8%

260 270

Peachtree

TENANCY

Confidential Of f e r i n g M e mo r a n d u m

tenancy

260 270

Peachtree

TENANCY RENT ROLL - 260 PEACHTREE Square Feet Suite 100

110

Tenant

Leased

Fidelity Bank

RB Newstand

120

Available

200

Adam M Goodman

300

400

Available

3,014

1,724

INROADS/Atlanta, Inc

11,981

PSF

Total

Type

Year

Amount

0.98%

Aug-03

Jul-23

$26.01

$78,394

$6,533

Jan-16

$26.53

$79,961

2013

$10.17

95%

Jan-17

$27.06

$81,559

2014

$10.36

95%

2003

$6.52

95%

2012

$9.59

95%

2014

$10.36

95%

2010

$8.99

95%

2012

$9.59

95%

2004

$6.71

95%

2014

$10.36

95%

2012

$9.59

95%

2014

$10.36

95%

2014

$10.36

95%

2009

$8.94

95%

2010

$8.99

95%

2013

$10.17

95%

2013

$10.17

95%

Nov-13

Aug-03

Oct-03

500

Liz Claib - Subtenant

2,440

0.79%

Feb-12

501

Facilitec

3,456

1.12%

Dec-10

503

Haivision Network Video

600

Available

700

Communities in School

800

TranSystems Corporation

801

Banta Immigration Law Available

900

Ty Lin International

1001

2,397

0.78%

11,981

1.80%

6,081

1.97% 337

NeighborWorks - Accts

Stewart, Seay, and Felton

11,411

3,910

5,531

$15,602

$1,300

$83,186

$28.15

$84,844

Jan-20

$28.71

$86,532

Jan-21

$29.28

$88,250

Jan-22

$29.87

$90,028

Jan-23

$30.47

$91,837

Nov-15

$9.40

$16,206

Nov-16

$9.74

$16,792

Nov-17

$10.09

$17,395

May-04

Feb-23

May-22

Sep-17 Nov-15

$17.50

$18.58

$17.43

$209,668

$222,607

$71,724

$17,472

Apr-16

$18.03

$216,017

Apr-17

$18.57

$222,487

$18,551

$5,977

$20.58

$57,583

$4,799

Apr-16

$18.03

$43,993

$3,666

Aug-19

$22.66

$78,313

$6,526

Apr-18

$19.13

$229,197

Apr-19

$19.70

$236,026

Apr-20

$20.29

$243,094

Apr-21

$20.90

$250,403

Apr-22

$21.53

$257,951

Jun-16

$19.14

$229,316

Jun-17

$19.71

$236,146

Jun-18

$20.30

$243,214

Jun-19

$20.90

$250,403

Jun-20

$21.54

$258,071

Jun-21

$22.19

$265,858

Jun-16

$17.87

$73,535

Jun-17

$18.32

$75,387

Jun-14

Nov-19

$17.77

$41,351

$3,446

Oct-12

Jan-16

$17.76

$42,571

$3,548

Oct-14

Oct-24

$17.00

$203,677

$16,973

Sep-16

$23.34

$80,663

Sep-17

$24.04

$83,082

Sep-18

$24.76

$85,571

Jun-16

$18.30

$42,584

Jun-17

$18.85

$43,864

Jun-18

$19.42

$45,190

Jun-19

$20.00

$46,540

3.89% 3.89%

5,563

$9.05

$27.60

Jan-19

1.06%

0.75%

11,981

802

1000

0.91%

Dec-02

Available

2,327

Oct-18

Jan-18

0.31%

Wiggins Law Group

Dye Snyder, LLP

Gross

Date

401

502

Expense Stop

Monthly

402

3,253

Lease

Total

1.34%

2,798

Escalations

PSF

3.89%

4,115

Current Annual Base Rent

End

3.89%

11,981

Lease Term Start

0.56%

963

Emmis Publishing, LP

% of Property

Nov-14

Jun-20

$17.00

$94,571

$7,881

May-09

Apr-16

$21.49

$130,681

$10,890

Aug-10

Jul-20

$16.35

$186,570

$15,547

Oct-15

$17.43

$208,829

Oct-16

$17.86

$213,981 $219,372

Oct-17

$18.31

Oct-18

$18.76

$224,764

Oct-19

$19.23

$230,395

Oct-20

$19.71

$236,146

Oct-21

$20.21

$242,136

Oct-22

$20.71

$248,127

Oct-23

$21.23

$254,357 $260,707

Oct-24

$21.76

Nov-15

$17.51

$97,408

Nov-16

$18.04

$100,357 $103,361

Nov-17

$18.58

Nov-18

$19.14

$106,476

Nov-19

$19.71

$109,647

0.11% 3.70%

1.27%

1.79%

Jun-07

Apr-13

Oct-18

Nov-18

$19.10

$16.97

$74,681

$93,861

$6,223

$7,822

Aug-16

$19.71

$224,911

Aug-17

$20.21

$230,616

Aug-18

$20.71

$236,322

Aug-19

$21.23

$242,256

Jun-16

$19.67

$76,910

Jun-17

$20.26

$79,217

Jun-18

$20.87

$81,602

Apr-16

$17.48

$96,682

Apr-17

$18.00

$99,558

Apr-18

$18.54

$102,545

1002

Red Bridge Consulting

1,297

0.42%

Sep-13

Aug-16

$19.63

$25,460

$2,122

2013

$10.17

95%

1100

Think Interactive, Inc

11,981

3.89%

Sep-14

Aug-15

$15.00

$179,715

$14,976

2014

$10.36

95%

Notes Renewal currently in negotiation.

Confidential Of f e r i n g M e mo r a n d u m

Square Feet Suite

Tenant

1200

Stack & Associates

1201

1203

Tabb & Tabb LLC

Minnesota Life Insurance

Leased

Available

4,803 2,325

% of

Lease Term

Current Annual Base Rent

Escalations

Lease

Property

Start

End

PSF

Total

Monthly

Date

PSF

1.56%

May-04

Jul-17

$18.03

$86,598

$7,217

May-16 May-17 Sep-16

$17.51

$40,711

Sep-17

$17.95

$41,734

Sep-18

$18.40

$42,780

0.75%

2,559

0.83%

Sep-13

Jun-05

Mar-19

$17.08

$39,711

$3,309

Dec-15

$18.91

$48,391

$4,033

Expense Stop

Gross

Total

Type

Year

Amount

$18.57

$89,192

2014

$10.36

95%

$19.13

$91,881 BY

2013

$10.17

95%

2005

$6.76

95%

1204

APD Urban Planning

1,117

0.36%

Apr-14

Mar-17

$20.09

$22,441

$1,870

Apr-16

$20.69

$23,111

2014

$10.36

95%

1400

Powerco Federal Credit

2,159

0.70%

Nov-07

Nov-18

$18.04

$38,948

$3,246

Jun-16

$18.58

$40,114

2013

$10.17

95%

Jun-17

$19.14

$41,323 BY

2014

$10.36

95%

2007

$7.04

95%

2013

$10.17

95%

2014

$10.36

95%

2013

$10.17

95%

2010

$8.99

95%

1401

1402

1403

1500

1600

1601

Twin Bear Management

The Woodhouse Law Firm

APR Consulting, Inc.

Gourmet Services, Inc

Vaughan & Murphy

The Morgan Law Firm

3,075

1.00%

2,680

0.87%

2,835

0.92%

11,981

3.89%

1,521

0.49%

4,329

1.40%

Mar-14

Jul-07

Dec-12

Aug-14

Nov-13

Jun-10

Aug-19

Feb-19

Jan-19

Jul-24

Oct-18

May-21

$19.06

$19.10

$19.13

$17.00

$19.48

$17.39

$58,610

$51,188

$54,234

$203,677

$29,629

$75,281

$4,884

$4,266

$4,519

$16,973

$2,469

$6,273

Jun-18

$36.38

$78,544

Mar-16

$19.63

$60,362

Mar-17

$20.22

$62,177

Mar-18

$20.83

$64,052

Mar-19

$21.45

$65,959

Feb-16

$19.67

$52,716

Feb-17

$20.26

$54,297

Feb-18

$20.87

$55,932

Feb-19

$21.50

$57,620

Dec-16

$19.70

$55,850

Dec-17

$20.18

$57,210

Dec-18

$20.90

$59,252

Aug-16

$17.51

$209,787

Aug-17

$18.04

$216,137

Aug-18

$18.58

$222,607

Aug-19

$19.14

$229,316

Aug-20

$19.71

$236,146

Aug-21

$20.30

$243,214

Aug-22

$20.91

$250,523

Aug-23

$21.54

$258,071

Nov-15

$19.97

$30,374

Nov-16

$20.47

$31,135

Nov-17

$20.98

$31,911

Jun-16

$17.74

$76,796

Jun-17

$18.09

$78,312

Jun-18

$18.45

$79,870

Jun-19

$18.82

$81,472

Jun-20

$19.20

$83,117

1602

R.G. Vanderweil Engineer

1,883

0.61%

Nov-14

Apr-16

$21.00

$39,543

$3,295

Nov-15

$21.63

$40,729

2014

$10.36

95%

1604

Sigma Pi Phi Fraternity

2,851

0.93%

Jan-14

Dec-23

$16.66

$47,498

$3,958

Jan-16

$17.08

$48,695

2014

$10.36

95%

Jan-17

$17.51

$49,921

2016

95%

2012

$9.59

95%

2012

$9.59

95%

2012

$9.59

95%

1700

1800

1801

1802

1803

AMLI

Mercy Housing Southeast

EVS Translations USA

Available

11,981

3.89%

6,017

1.95%

2,066

0.67%

664

0.22%

2,142

Sep-15

Aug-04

Mar-12

Oct-13

Aug-27

Apr-19

May-19

$17.00

$19.67

$18.04

$203,677

$118,354

$37,271

$11,979

$16,973

$9,863

$3,106

$998

Jan-18

$17.95

$51,175

Jan-19

$18.40

$52,458

Jan-20

$18.86

$53,770

Jan-21

$19.33

$55,110

Jan-22

$19.81

$56,478

Jan-23

$20.31

$57,904

Sep-16

$17.51

$209,787

Sep-17

$18.04

$216,137

Sep-18

$18.58

$222,607

Sep-19

$19.13

$229,197

Sep-20

$19.71

$236,146

Sep-21

$20.30

$243,214

Sep-22

$20.91

$250,523

Sep-23

$21.54

$258,071

Sep-24

$22.18

$265,739

Sep-25

$22.85

$273,766

Sep-26

$23.53

$281,913

Oct-16

$20.26

$121,904

Oct-17

$20.87

$125,575 $129,366

Oct-18

$21.50

Mar-16

$18.40

$38,014

Mar-17

$18.77

$38,779

Mar-18

$19.15

$39,564

Mar-19

$19.53

$40,349

Mar-16

$18.40

$12,218

Mar-17

$18.77

$12,463

Mar-18

$19.15

$12,716

Mar-19

$19.53

$12,968

0.69%

tenancy

Peachtree

260 270

RENT ROLL - 260 PEACHTREE (CONTINUED) Square Feet Suite

Tenant

Leased

1900

Behavioral Health Link

12,341

Available

% of

Lease Term

Current Annual Base Rent

2100/22

Regus

12,341

Gross

PSF

Total

Monthly

Date

PSF

Total

Type

Year

Amount

4.00%

Aug-15

Jul-20

$18.00

$222,138

$18,512

Aug-16

$18.54

$228,802

2015

95%

Aug-17

$19.10

$235,713

2015

95%

2013

$10.17

95%

4.00%

24,682

Expense Stop

End

Notes

Hollowell Foster & Herring

Lease

Start

Lease expired 6/30/15. Tenant currently in holdover; LT renewal in negotiation. 2000

Escalations

Property

8.01%

Jan-13

Mar-08

Dec-20

Apr-18

$16.96

$17.43

$209,303

$430,207

$17,442

$35,851

Aug-18

$19.67

$242,747

Aug-19

$20.26

$250,029

Jan-16

$17.43

$215,104

Jan-17

$17.87

$220,534

Jan-18

$18.32

$226,087

Jan-19

$18.78

$231,764

Jan-20

$19.25

$237,564

Nov-15

$17.78

$438,846

Nov-16

$18.14

$447,731

Nov-17

$18.50

$456,617

2300

CTS

5,682

1.84%

Jan-11

Dec-16

$22.68

$128,868

$10,739

Jan-16

$23.36

$132,732

2008

$8.85

95%

2301

CTS

3,532

1.15%

Jan-12

Dec-16

$19.67

$69,474

$5,790

Jan-16

$20.26

$71,558

2008

$8.85

95%

2302

PJC Group, LLC

1,980

0.64%

Dec-07

Nov-19

$18.54

$36,709

$3,059

Dec-15

$19.10

$37,818

2013

$10.17

95%

Dec-16

$19.67

$38,947

2012

$9.59

95%

2012

$9.59

95%

2013

$10.17

95%

2013

$10.17

95%

2012

$9.59

95%

2013

$10.17

95%

2400

2500

2501

2502

2503

2600 2700

Richard Bowers & Co

Schulten Ward Turner

RB Management Services

AIRMI

12,341

2,950

2,631

0.89%

3,000

0.97%

4.00%

12,341

4.00%

11,788 277,749

Total Vacant

0.85%

2,753

Available

Total Building Area

0.96%

12,341

Schulten Ward Turner

Total GLA Leased

4.00%

308,213

Jul-04

Apr-04

Nov-14

Feb-03 Dec-01

Jul-19

Nov-20

Jul-19

Oct-17 Nov-20

$22.66

$18.57

$22.66

$18.32 $18.57

$279,647

$66,847

$48,858

$51,123

$67,980

$226,087 $229,172

$23,304

$5,571

$4,071

$4,260

$5,665

$18,841 $19,098

$20.26

$40,115

$20.87

$41,323

Aug-16

$23.34

$288,039

Aug-17

$24.04

$296,678

Aug-18

$24.76

$305,563

Aug-16

$23.34

$68,853

Aug-17

$24.04

$70,918

Aug-18

$24.76

$73,042

Dec-15

$19.13

$50,331

Dec-16

$19.70

$51,831

Dec-17

$20.29

$53,383

Dec-18

$20.90

$54,988

Dec-19

$21.53

$56,645

Dec-15

$19.13

$52,665

Dec-16

$19.70

$54,234 $55,858

Dec-17

$20.29

Dec-18

$20.90

$57,538

Dec-19

$21.53

$59,272

Aug-16

$23.34

$70,020

Aug-17

$24.04

$72,120

Aug-18

$24.76

$74,280

Apr-16

$18.78

$231,764

Apr-17

$19.25

$237,564

Dec-15

$19.13

$236,083

Dec-16

$19.70

$243,118 $250,399

Dec-17

$20.29

Dec-18

$20.90

$257,927

Dec-19

$21.53

$265,702

3.82% 90.1%

30,464

Jul-04

Dec-17 Dec-18

9.9% 100.0%

Confidential Of f e r i n g M e mo r a n d u m

$18.31

$5,084,464

Average Remaining Term 4.8 Yrs

RENT ROLL - 270 PEACHTREE Square Feet Suite

Tenant

Leased

100

White Oak Kitchen & Cocktails

15,847

120

Maggiano's Corner Bakery

Available

4,480

% of

Lease Term

Current Annual Base Rent

Property

Start

End

PSF

Total

Monthly

4.86%

Mar-11

Feb-31

$14.00

$221,858

$18,488

1.37%

May-98

May-18

$22.96

$102,861

Escalations Date

Lease

Expense Stop

Gross

PSF

Total

Type

Year

Amount

Mar-16

$16.00

$253,552

2011

$9.26

95%

Mar-21

$20.00

$316,940 BY

1998

95%

2015

95%

2015

95%

$8,572

Notes 5% annual controllable cap on reimbursements. 120A

Brinker Corner Bakery

846

0.26%

Apr-05

May-18

$22.96

$19,424

$1,619

130

Facilitec, Inc.

2,048

0.63%

Jul-15

Aug-19

$8.00

$16,384

$1,365

150

Conference Center

2,514

0.77%

Apr-11

Mar-31

$0.00

200

Gresham Florist

869

0.27%

Feb-98

Jan-18

$6.90

$5,996

$500

205-270

Available

210

Best Jewelry and Watch

300-702

GA State Board of Workers

4,568

Jul-16 Jul-17 Jul-18 Jul-19

$8.40 $8.80 $9.20 $9.60

$17,203 $18,022 $18,842 $19,661

1.40%

398

0.12%

Apr-01

Mar-21

$17.56

$6,989

$582

69,080

21.19%

Feb-95

Jun-16

$18.50

$1,277,980

$106,498

4.27%

Oct-98

Oct-15

$2.15

$29,937

$2,495

8,218

4.27% 2.52%

May-14

Dec-19

$16.00

$131,488

$10,957

2,948

0.90%

Jan-15

Dec-20

$16.00

$47,168

$3,931

Oct-15 Apr-16 Aug-06

Sep-20 Mar-21 Dec-19

$16.87

$932,304

$77,692

$7.68

95%

Notes Tenant currently in negotiations on a long term renewal. 5% annual controllable cap on reimbursements. 800

BearingPoint, Inc

13,924

Notes Tenant is MTM. LL marketing space for lease. 900 1000

1040

Available Habitat For Humanity

National Kidney Foundation

13,924

1051 1060 1100-1400

Available Available Habitat For Humanity

55,264

0.23% 0.58% 16.95%

1500

Clough Harbor

13,924

4.27%

May-08

May-16

$10.00

$139,240

$11,603

1600 1700-1900

S L King CredAbility

13,924 41,772

4.27% 12.81%

Jul-09 Jan-11

Jul-16 Dec-20

$19.73 $19.51

$274,721 $814,972

$22,893 $67,914

2000

LesConcierges, Inc.

13,924

4.27%

Apr-14

Mar-21

$18.96

$263,999

$22,000

27,848

8.54%

May-12

Jul-24

$16.15

$449,745

$37,479

2100-2200

GA Chamber of Commerce

757 1,893

ATM

Fidelity Southern Corp

0.02%

BSMT1

Available

BSMT2

CDC

400

0.12%

Jun-11

BSMT4

Corner Bakery Storage

216

0.07%

Jul-01

SUBBASE

Southern Telecom

6,362

1.95%

Aug-00

Dec-20

283

Available

7,457

2.29%

BSMT3

Available

1,940

0.60%

LOBBY

Available

239

0.07%

LOBBYII

Available

0.03%

294,866

Total Vacant Total Building Area

90.4% 31,157

326,023

Jul-23

$16.87 $17.15 $17.43 $17.73 $18.00 $16.48 $16.97 $17.48 $18.00 $18.54

$138,638 $140,939 $143,240 $145,705 $147,924 $48,583 $50,028 $51,531 $53,064 $54,656

2006

$8.01

95%

2015

TBD

95%

Aug-16 Aug-17 Aug-18 Aug-19

$17.15 $17.43 $17.73 $18.00

$947,778 $963,252 $979,831 $994,752

2015

TBD

95%

2008

$9.45

95%

BY BY

2009 2011

$9.74 $9.26

95% 95%

2014

$9.60

95%

2012

$9.47

95%

Jan-16 Jan-17 Jan-18 Jan-19 Jan-20 Apr-16 Apr-17 Apr-18 Apr-19 Apr-20

$20.05 $20.60 $21.17 $21.75 $22.35 $19.43 $19.92 $20.42 $20.93 $21.45

$837,529 $860,503 $884,313 $908,541 $933,604 $270,543 $277,366 $284,328 $291,429 $298,670

Aug-16

$16.56

$461,163

Aug-17

$16.97

$472,581

Aug-18

$17.40

$484,555

Aug-19

$17.83

$496,530

Aug-20

$18.28

$509,061

Aug-21

$18.73

$521,593

Aug-22

$19.20

$534,682

Aug-23

$19.68

$548,049

$70.00

$4,200

$350

None

Nov-20

$9.00

$3,600

$300

None

May-18

$12.71

$2,745

$229

None

$15.06

$95,812

$7,984

None

0.09%

BSMT

Total GLA Leased

Aug-03

Nov-15 Aug-16 Aug-17 Aug-18 Aug-19 Jan-16 Jan-17 Jan-18 Jan-19 Jan-20

$16.42

$4,841,422

Jan-16

$15.63

$99,438

Jan-17

$16.21

$103,128

Jan-18

$16.82

$107,009

Jan-19

$17.45

$111,017

Jan-20

$18.11

$115,216

Average Remaining Term 4.4 Yrs

9.6% 100.0%

tenancy

260 270

Peachtree

TENANT ROLLOVER SCHEDULE - 260 & 270 PEACHTREE % of Tenant

Fiscal Year Ending

NRA

Prop.

Expires

Aug-16

Aug-17

Aug-18

Aug-19

Aug-20

Aug-21

Aug-22

Aug-23

Aug-24

Aug-25

Aug-26

Think Interactive, Inc

11,981

BearingPoint, Inc (MTM)

13,924

Aug-15

11,981

Oct-15

13,924

Wiggins Law Group, LLC

2,798

Nov-15

2,798

Minnesota Life Insurance

2,559

Dec-15

2,559

Haivision Network Video

2,397

Jan-16

2,397

Liz Claib - Subtenant

2,440

Apr-16

2,440

Banta Immigration Law

6,081

Apr-16

6,081

R.G. Vanderweil Engineer

1,883

Apr-16

1,883

Clough Harbor

13,924

May-16

13,924

State Board of Worker

69,080

11%

Jun-16

69,080

S L King

13,924

Jul-16

13,924

Red Bridge Consulting

1,297

Aug-16

1,297

CTS

9,214

Dec-16

9,214

APD Urban Planning

1,117

Mar-17

1,117

Stack & Associates

4,803

Jul-17

4,803

INROADS/Atlanta, Inc

4,115

Sep-17

4,115

12,341

Oct-17

12,341

869

Jan-18

869

Regus

24,682

Apr-18

24,682

Maggiano's Corner Bakery

4,696

May-18

4,696

846

May-18

846

RB Newstand

1,724

Oct-18

1,724

NeighborWorks - Accts

3,910

Oct-18

3,910

Vaughan & Murphy

1,521

Oct-18

1,521

Stewart, Seay, and Felton

5,531

Nov-18

5,531

Powerco Federal Credit

2,159

Nov-18

2,159

APR Consulting, Inc.

2,835

Jan-19

2,835

The Woodhouse Law Firm

2,680

Feb-19

2,680

Tabb & Tabb LLC

2,325

Mar-19

2,325

Mercy Housing Southeast

6,017

Apr-19

6,017

EVS Translations USA

2,730

May-19

2,730

Richard Bowers & Co

15,291

Jul-19

15,291

RB Management Services

3,000

Jul-19

3,000

Facilitec

3,456

Aug-19

3,456

Twin Bear Management

3,075

Aug-19

3,075

Facilitec, Inc.

2,048

Aug-19

2,048

Dye Snyder, LLP

2,327

Nov-19

2,327

PJC Group, LLC

1,980

Nov-19

1,980

Habitat For Humanity

63,482

10%

Dec-19

63,482

TranSystems Corporation

5,563

Jun-20

5,563

Ty Lin International

11,411

Jul-20

11,411

Behavioral Health Link

12,341

Jul-20

12,341

Schulten Ward Turner

17,725

Nov-20

17,725

400

Nov-20

400

Hollowell Foster & Herring

12,341

Dec-20

12,341

National Kidney Foundation

2,948

Dec-20

2,948

CredAbility

41,772

Dec-20

41,772

Southern Telecom

6,362

Dec-20

6,362

398

Mar-21

398

LesConcierges, Inc.

13,924

Mar-21

13,924

The Morgan Law Firm

4,329

May-21

4,329

Emmis Publishing, LP

11,981

May-22

11,981

Adam M Goodman

11,981

Feb-23

11,981

Fidelity Bank

3,074

Jul-23

3,074

Sigma Pi Phi Fraterni

2,851

Dec-23

2,851

Gourmet Services, Inc

11,981

Jul-24

11,981

Georgia Chamber of Commerce

27,848

Jul-24

27,848

Communities in School

11,981

Oct-24

11,981

AMLI

11,981

Aug-27

11,981

White Oak Kitchen & Cocktails

15,847

Feb-31

15,847

Conference Center

2,514

Mar-31

2,514

572,615

142,288

15,134

47,549

58,302

97,104

100,199

11,981

15,055

42,680

11,981

30,342

Square Feet Expiring

572,615

142,288

15,134

47,549

58,302

97,104

100,199

11,981

15,055

42,680

11,981

30,342

Total Net Rentable Area

634,236

AIRMI Gresham Florist

Brinker Corner Bakery

CDC

Best Jewelry and Watch

Total Leased SF

Percent Expiring

90.3%

Cumulative Square Feet Cumulative Percent

Confidential Of f e r i n g M e mo r a n d u m

22.4%

2.4%

7.5%

9.2%

15.3%

15.8%

1.9%

2.4%

6.7%

1.9%

4.8%

142,288

157,422

204,971

263,273

360,377

460,576

472,557

487,612

530,292

542,273

572,615

22.4%

24.8%

32.3%

41.5%

56.8%

72.6%

74.5%

76.9%

83.6%

85.5%

90.3%

LEASE EXPIRATIONS Cumulative %

RSF (000's)

100%

160 140

80%

120 100

60%

80 40%

60 40

20%

20 0%

Aug-16

Aug-17

Aug-18

Aug-19

Aug-20

Aug-21

Aug-22

Aug-23

Aug-24

Aug-25

142

100

% Total of RSF

22.4%

2.4%

7.5%

9.2%

15.3%

15.8%

1.9%

2.4%

6.7%

1.9%

4.8%

Cumulative %

22.4%

24.8%

32.3%

41.5%

56.8%

72.6%

74.5%

76.9%

83.6%

85.5%

90.3%

RSF Expiring

11 Aug-26+

tenancy

260 270

Peachtree

Confidential Of f e r i n g M e mo r a n d u m

TENANT PROFILES - 260 PEACHTREE

REGUS,a tINC. l aw Suites #2100-2200 (24,682 SF) Expires April 2018

a t t o r n e y s

L I M I T E D

L I A B I L I T Y

P A R T N E R S H I P

For more than two decades, Regus has been helping businesses of all kinds to work more effectively, in the way that suits them. The company now has 3,000 business centers in 900 cities all over the world. Regus has followed a “right place, right time” strategy, selecting buildings in prime locations in city centers, central business districts or business parks with good transport links – or, more recently, moving into residential areas closer to where people live. Regus plc is traded on the London Stock Exchange (RGU.L) and maintains an aggressive growth strategy. The company has changed enormously in its 22 years of existence, but only in terms of the products and services it offers to its customers, three-quarters of whom are now flexible, mobile workers. communications

REVENUE €1.676 Billion for the year ended December 31, 2014 €1.533 Billion for the year ended December 31, 2013 NET INCOME €104,300,000 for the year ended December 31, 2014 €90,800,000 for the year ended December 31, 2013

a t t o r n e y s

L I M I T E D

L I A B I L I T Y

a t

l aw

P A R T N E R S H I P

SCHULTEN WARD TURNER LLP Suites #2500/2700 (17,725 SF) Expires November 2020 Since being founded in 1986, Schulten Ward & Turner, LLP has provided a wide array of services to clients in both transaction and litigation matters. With the goal of providing a full range of services to corporate and individual clients in a personalized manner, Schulten Ward & Turner, LLP keeps their clients fully informed on the progress of matters while utilizing the latest technology to assure their attorney’s are readily available for client consultation. communications

Schulten Ward & Turner, LLP includes the respresentation of small, medium, and large corporations along with individuals in matters that range from sophisticated business litigation to the negotiation of commercial contracts. Their attorney’s have an average of over 18 years of experience, with eight lawyers having practice more than 25 years.

CELEBRATING A CENTURY OF LEADERSHIP Lear n Mor e

design/construction solutions

tenancy

260 270

Peachtree a t l aw

a t t o r n e y s

TENANT PROFILES - 260 PEACHTREE A

L I M I T E D

L I A B I L I T Y

P A R T N E R S H I P

HOLLOWELL FOSTER HERRING PC Suite #2000 (12,341 SF) Expires December 2020 Hollowel Foster Herring PC was founded in 1952 by Donald Lee Hollowell. Mr. Hollowell established his law practice in Atlanta, Georgia, during the burgeoning civil rights struggle in which he began to play a major role. Since 1952, Mr. Hollowell grew the size and reputation of his a tpractice t o through r n e high y s profile a tcases l a w involving racial segregation in the state of Georgia as well as serving on the Equal Employment Opportunity Commission (EEOC) through an appointment by President Lyndon B. Johnson. Stanley Foster join Mr. Hollowell’s practice in 1985 and was tasked with handling the firms public finance law as bond counsel, underwriter’s counsel, or insurer’s counsel. Mr. Foster became a partner in 1988. The third partner, Jolanda Herring, joined as partner in 2009 at which time the firm’s name was changed to Hollowell Foster Herring PC. A

L I M I T E D

L I A B I L I T Y

P A R T N E R S H I P

Today, Hollwell Foster Herring PC employs a superior team of dedicated and motivated professionals and paraprofessionals. All members of its highly-trained staff are well trained and experience in Equal Employment Opportunity (EEO) counseling, EEO investigations, federal and state law, and/or the federal personnel system. In addition to the EEO legal services provided, Hollowell Foster Herring PC provides legal communications services in the corporate and public finance, non-profit law, estate planning, and litigation arenas.

AIRMI, INC. Suite #2600 (12,341 SF) Expires October 2017 AIRMI, Inc. (Atlanta International RMI, Inc.) is a Risk Management Services firm that is committed to facilitating strategies, solutions, and services to mitigate the potential for human, financial, and physical loss. What began as a small company with two key producers has expanded into an organization of highly qualified individuals with extensive expertise. communications

AIRMI, Inc.’s talents, skills, and knowledge are applied toward the protection of their clients’ assets and risk exposures. These efforts are supported by more than 250 years of collective corporate experience. The firm’s ingenuity in creating risk services programs has been beneficial to groups of various sizes, ranging from small local businesses to Fortune 1000 organizations. The comprehensive way AIRMI, Inc. approaches their work and their clients can be described as a “total care” approach. They consider the multiple components of a client’s risk management program in order to protect their property, liability exposures, personnel, and/or revenue. The diverse perspectives and talents of team members are used to generate cutting edge ideas and non-traditional approaches that assist clients in achieving their goals.

Confidential Of f e r i n g M e mo r a n d u m

communications

EMMIS COMMUNICATIONS (ATLANTA MAGAZINE) Suite #300 (11,981 SF) Expires May 2022 One of the nation’s most respected media companies, Emmis Communications (NASDAQ: EMMS) owns radio, city/regional magazine, online, and mobile operations in large and medium-sized markets throughout the United States. Emmis is consistently recognized for its unique people-centric culture that emphasizes innovation and creativity. The Company has been named one of Fortune’s “100 Best Companies to Work For” and has been recognized as a Best Place to Work. Emmis launched in 1979 when founder and Chairman Jeffrey Smulyan purchased WSVL, a small and largely unused FM station in Shelbyville, IN. From the outset, Smulyan’s intent was to build a tower near Indianapolis and broadcast a competitive signal into the market. After two years of difficulty and delays, Smulyan’s vision was realized when the station went on the air July 4, 1981 with new call letters WENS and the station was an almost instant hit with an adult contemporary format, creative marketing and on-air talent that included David Letterman. Building on success at WENS, Smulyan and Emmis have gone on to become known as industry innovators. The company created the nation’s first 24-hour all-sports radio station (New York City’s WFAN); the first rhythmic Top 40 station (KPWR 106 in LA); and the first adult classic soul station (KISS-FM in New York). Emmis also became the first company to own the top-rated radio stations in LA and New York simultaneously. The innovations continue today with Emmis being the leading advocate of enabling FM-chips in smartphones and other mobile devices. The Company has developed NextRadio that allows consumers to access interactive, visually appealing FM Radio on smartphones and in the future automobile dashboards. Emmis went public in 1994 and now owns and/or operates the 9th largest radio portfolio in the United States based on total listeners. Emmis owns 19 FM and 4 AM radio stations in New York, Los Angeles, St. Louis, and a 50.1% controlling interest in multiple stations in Austin, Indianapolis and Terre Haute, IN. Emmis Publishing includes Atlanta Magazine among others including Indianapolis, Cincinnati, Texas Monthly, Los Angeles and Orange Coast magazines. REVENUE $205.15 million for the year ended February 28, 2014 $237.94 million for the year ended February 28,2015 NET INCOME $22.2 million for the year ended February 28, 2014 $34.8 million for the year ended February 28,2015 (exclusive of a one-time impairment loss of $67.9 million relating to FCC licenses and goodwill) CREDIT RATING S&P: B CELEBRATING A CENTURY OF LEADERSHIP Lear n M or e

design/construction solutions

tenancy

260 270

Peachtree

communications

TENANT PROFILES - 260 PEACHTREE

THINK INTERACTIVE, INC. Suite #1100 (11,981 SF) Expires August 2015

communications Since 1994, Think Interactive, Inc. has thrived on trying new things and pushing digital to the limit. They are obsessed with finding new ways of using technology to transform how people experience brands – and how brands succeed. They have formed true partnerships with forwardthinking clients from global powerhouses to regional and local players. Some of their clients include Express, Coca-Cola, Kroger, Orkin, Sears, AT&T a t t o r nand e y sVerizon. a t l aw A

L I M I T E D

L I A B I L I T Y

P A R T N E R S H I P

ADAM M. GOODMAN Suite #200 (11,981 SF) Expires February 2023 The Office of Adam M. Goodman, Standing Chapter 13 Trustee, is responsible for administering Chapter 13 Bankruptcy plans in the Northern communications District of Georgia for cases assigned to Judge W. Homer Drake, Jr. in the Newnan Division and Judges Margaret H. Murphy and James R. Sacca in the Atlanta Division. The Office of Adam M. Goodman currently has 11 employees.

GOURMET SERVICES, INC. Suite #1500 (11,981 SF) Expires July 2024 Gourment Services, Inc., based in Atlanta, Georgia, was incorporated in 1974 where it began as a campus dining services provider to half a dozen historically black colleges, and this segment remains a core business source with accounts like Hampton University, Huston-Tillotson University, and Bethune-Cookman University. To service its customers better, Gourmet Services, Inc. secured branding alliances with a number of notable restaurant chains including McDonald’s, Cinnabon, Chick-fil-A, Domino’s, Popeye’s, and Subway. It grew rapidly in this campus dining services segment and expanded into other segments where today Gourmet Services, Inc. operates as a food service management company. The company offers food services for colleges and universities, business and industry, catering services, hotel management, retail services, government, K-12 schools, vending, correctional facilities, and specialty venues throughout the United States and Virgin Islands. Food Management ranked Gourment Services, Inc. #17 in its Top 50 Contract Companies for 2015.

CELEBRATING A CENTURY OF LEADERSHIP Learn More

Confidential Of f e r i n g M e mo r a n d u m

communications

TY LIN INTERNATIONAL Suite #900 (11,411 SF) Expires July 2020 What began in 1954 as a two-person engineering firm has grown into a globally renowned professional services network delivering some of the worldâ&#x20AC;&#x2122;s most visionary, challenging and iconic infrastructure projects T.Y. Lin International Group is a global, multi-disciplinary engineering services firm recognized for solving some of the most significant infrastructure challenges of our day.

COMMUNITIES IN SCHOOLS Suite #700 (11,981 SF) Expires October 2024 Communities In Schools of Atlanta is an award-winning dropout prevention organization that was established in Atlanta, Georgia in 1972 and now the nationâ&#x20AC;&#x2122;s largest dropout prevention network with a proven track record of positively impacting graduation rates. CELEBRATING A CENTURY OF LEADERSHIP L e a r n M o r e

design/construction solutions

CELEBRATING A CENTURY OF LEADERSHIP L e a r n M o r e

design/construction solutions

tenancy

260 270

Peachtree

TENANT PROFILES - 270 PEACHTREE

STATE BOARD OF WORKERS COMPENSATION (STATE OF GEORGIA) Suites #300-700 (69,080 SF) Expires June 2016 Established in 1920 by the Georgia legislature, the State Board of Workers’ Compensation serves over a quarter of a million employers in Georgia and over 3.8 million workers. The State Board is funded by assessments from insurance companies and self-insured employers. An employee that is injured on the job and is covered by the law may be eligible for replacement of a portion of lost wages, medical payments, vocational rehabilitation services and other benefits. Today, the workers’ compensation law provides for specific benefits to be paid to employees for injuries arising out of and in the course of employment, without regard to negligence or fault, and at the same time, provides the employer with limited liability. In Georgia, employers obtain worker’s compensation coverage through private insurers or programs of self-insurance. The rights granted an employee under the law preclude any other legal remedies against an employer by an employee due to a work-related injury. BRATING A CENTURY OF LEADERSHIP Learn M ore

CREDIT RATING Moody’s: Aaa

HABITAT FOR HUMANITY Suites #1000-1400 (63,482 SF) Expires December 2019

design/construction solutions

As one of 1,500 U.S. affiliates of Habitat for Humanity International, Atlanta Habitat works primarily in the city of Atlanta and Fulton County to bring generous donors and hardworking volunteers together with qualified, working families. The result is dramatic, positive differences in the lives of family members and in neighborhoods. More than 40 staff members support the efforts of over 13,000 volunteers to raise funds, qualify homeowner applicants, build houses, provide administrative support, and much more. Outreach sessions and informational meetings inform prospective homebuyers about the qualifications and benefits of homeownership, while an extensive education program offers a wide variety of classes, 12 of which are required for homeownership. With more than 30 years of experience fostering successful ownership, a r n Moessential re CELEBRATING CENTURY OF LEADERSHIP HabitatA for Humanity knowsL ethe ingredient that promotes success is knowledge. Habitat for Humanitys’ four-star rating by Charity Navigator is an affirmation of the intense focus on fiscal responsibility as it works to serve more parents, grandparents, guardians, and most importantly – children. Other than the income guidelines, applying for an Atlanta Habitat home is similar to applying for a conventional loan.

design/construction solutions

Confidential Of f e r i n g M e mo r a n d u m

CLEARPOINT CREDIT COUNSELING SOLUTIONS (FKA CREDABILITY) Suites #1700-1900 (41,772 SF) Expires May 2018 CELEBRATING A CENTURY OF LEADERSHIP L e a r n Mo r e

ClearPoint Credit Counseling Solutions (formerly CredAbility*) is a national nonprofit credit counseling agency. ClearPoint is a member agency of the NFCC for credit counseling and a HUD-approved agency for housing counseling services. Begun in 1964 and celebrating 50 years of service in 2014, ClearPoint has been helping consumers with their budget, credit, and housing issues. In 2013, CredAbility and ClearPoint Credit Counseling Solutions merged to become the second largest NFCC-member agency. This merger joined two of the most trusted brands in the credit counseling industry. Services include Debt Management Programs, Student Loan Counseling, Foreclosure Prevention, Pre-Purchase and Post-Purchase Counseling, Reverse Mortgage Counseling, Rental Counseling, Bankruptcy Counseling, Education Seminars, and more.

design/construction solutions

CELEBRATING A CENTURY OF LEADERSHIP Learn More

GEORGIA CHAMBER OF COMMERCE Suites #2100-2200 (27,848 SF) Expires July 2024 As the state’s largest business organization, the Georgia Chamber of Commerce represents investors in every county of the state with a diverse cross-section of over 500 industry sectors. The Georgia Chamber membership includes both small storefronts and large corporations.. The Georgia Chambers’ number one mission is to continue growing and creating jobs to make Georgia a better state for business. They work to ensure economic competitiveness, innovative solutions to challenges that state faces, and a commitment to high quality of life. The Georgia Chamber serves as a partner for local chambers across the state. While they share many of the same goals, the Georgia Chamber focuses on state-wide issues that impact Georgia’s entire business community. design/construction solutions

The Georgia Chamber of Commerce has evolved many times since it began in 1915. Born as the Georgia Manufacturing Organization, it became the Associated Industries of Georgia in 1939, and later the Georgia Business and Industry Association. That association, and the Georgia Chamber of Commerce (begun in 1930) were consolidated in 1983 to form the Business Council of Georgia. In 1992, the organization took its goals from the very visionaries who founded it, and charted a bold new course to carry out its mission. Since 1992, guided by an interactive and informed membership, the leaders of the Georgia Chamber of Commerce have made substantive public policy change, played a vital role in the economic growth of the state, and formed initiatives and partnerships that have made significant positive strides in the critical areas of education, workplace drug-abuse and health care. Today, the Georgia Chamber of Commerce, as the voice of its statewide membership, aggressively advocates the business viewpoint in the shaping of public policy, encouraging ethical business practices and ensuring the state’s future as economically prosperous, educationally competitive, and environmentally responsible.

tenancy

260 270

Peachtree

TENANT PROFILES - 270 PEACHTREE CELEBRATING A CENTURY OF LEADERSHIP L e a r n Mo r e

LESCONCIERGES, INC. Suite #2000 (13,924 SF) Expires March 2021 LesConcierges is the world’s premier provider of global concierge services and solutions. It represents and enhances client brands to generate loyalty from the most valued employees and most treasured customers. More than just a service provider, LesConcierges is a strategic design/construction solutions partner – who works with clients to develop unique approaches and programs that deliver value and best suit the clients’ business needs. The Concierges are on the ground worldwide and supported by a state-of-the-art proprietary Global Concierge Technology system and a webportal technology.

Les Concierges’ team delivers a complete range of products and services, from luxury travel and dining, to event ticketing and planning. This is done by drawing on the dedicated, global network of the world’s finest and most sophisticated purveyors of lifestyle services. And it’s e all provided in a wayLearn thatM or transparently articulates and celebrates the clients brand, strengthening those valuable relationships and bringing RATING A CENTURY OF LEADERSHIP clients closer to the people that are most important to them. Les Concierges has over 28 years in concierge-delivered lifstyle services business. Located in 89 cities worldwide and serving 21 languages, Les Concierges includes more than 500 concierges with 1 million requests per year.

S. L. KING & ASSOCIATES, INC. Suite #1600 (13,924 SF) Expires July 2016 design/construction solutions

In 1996, Stanley L. King, P. E. founded S. L. King & Associates, Inc. With more than 35 years of experience, Mr. King has directed, supervised and led the firm through a wide variety of multi-million dollar engineering and planning projects for a diverse group of public and private clients. This strong, focused leadership has made S. L. King & Associates, Inc. a repeat engineering partner for more than 90 percent of our clients. Although S. L. King & Associates, Inc. has historically provided engineering solutions for mechanical, electrical, plumbing and fire protection projects, its capabilities also include civil engineering, planning, project management, construction administration, operations and maintenance for the following industries: Water/Wastewater, Energy/Utilities, Transportation, Industrial, Institutional, Healthcare, and Environment.

Confidential Of f e r i n g M e mo r a n d u m

design/construction solutions

CLOUGH HARBOR Suite #1500 (13,924 SF) Expires May 2016 In 1952, John Clarkeson left the Federal Highway Administration and founded Clarkeson Engineering in Boston, the firm that would become CHA Consulting. President Eisenhower four years later signed the Federal Aid Highway Act creating the interstate highway system. John Clarkeson, designed miles of highway and 36 bridges as part of Boston’s Southeast Expressway. That and other projects formed his enduring belief that the firm’s work “...must create a neighborhood, as well as a highway, that we can live with and be proud of for decades to come.” It is a sensitivity and an underlying understanding of true sustainability that still permeates the firm. That sensitivity was evident when, in 1961, Interstate 95 in Maine was named America’s Most Scenic Highway, an award the firm would receive again six years later for another highway (I-87 in New York). The good works of the firm drove expansion and diversification. By 1993, CHA had ten offices and more than 250 staff but it was just beginning. Over the past two-plus decades, the firm has acquired a number of other successful enterprises: Southern Engineering, Isbell Engineering Group, Olver, Inc., Gryphon International Engineering, RW Armstrong, Coler & Colantonio, and Huntley Partners. CHA’s reach is now global with 38 offices throughout the United States and two international offices (Guam and Canada), the staff and offices five-fold larger, but its commitment to create neighborhoods endures.

tenancy

260 270

Peachtree

FINANCIAL ANALYSIS

Confidential Of f e r i n g M e mo r a n d u m

$9,523,535

($1.56)

$15.02

Base Rent Abatements

Base Rental Revenue

$4,535,983

$7.15

NET OPERATING INCOME

2,893,111 $1,642,872

$0.15

$4.56

$2.59

Capital Costs & Reserves

TOTAL LEASING/CAPITAL COSTS

CASH FLOW BEFORE DEBT

financial analys is $1,790,280

1,735,476

1,665,972

$5,191,728

749,828

99,140

298,388

352,300

$5,941,556

6,035,702

88,825

5,946,877

$11,977,258

(430,969)

$12,408,227

603,264

283,631

$11,521,332

(255,109)

(126,519)

$11,902,960

$2,165,763

1,735,476

1,665,972

$5,567,211

818,988

101,618

276,808

440,562

$6,386,199

6,198,386

91,046

6,107,340

$12,584,585

(419,815)

$13,004,400

618,343

384,648

$12,001,409

(153,969)

(166,555)

$12,321,933

95.5%

-3.2%

98.7%

FY2018

Year 3

$2,858,135

1,735,476

1,665,972

$6,259,583

577,524

104,156

185,436

287,932

$6,837,107

6,367,431

93,322

6,274,109

$13,204,538

(498,814)

$13,703,352

633,800

460,393

$12,609,159

(70,473)

(117,059)

$12,796,691

95.6%

-3.6%

99.2%

FY2019

Year 4

$2,629,566

1,735,476

1,665,972

$6,031,014

1,333,698

106,763

470,350

756,585

$7,364,712

6,531,606

95,652

6,435,954

$13,896,318

(276,283)

$14,172,601

649,648

491,419

$13,031,534

(37,618)

(372,747)

$13,441,899

95.6%

-1.9%

97.5%

FY2020

Year 5

*Reflects the contractual in-place financing. Loan on 260 Peachtree matures 10/1/2024; loan on 270 Peachtree matures 6/1/2022.

($1,758,576)

1,735,476

270 Peachtree

CASH FLOW AFTER DEBT

1,665,972

260 Peachtree

ANNUAL DEBT SERVICE *

96,720

$1.57

Leasing Commissions

994,080

$2.84

Tenant Improvements

1,802,311

5,826,760

$9.19

Total Operating Expenses

LEASING AND CAPITAL COSTS

111,013

$0.18

NonReimbursable Expenses

5,715,747

$10,362,743

$9.01

$16.34

Reimbursable Expenses

OPERATING EXPENSES

EFFECTIVE GROSS REVENUE

General Vacancy

$10,362,743

589,409

Miscellaneous Revenue

Total Gross Revenue

249,799

Expense Reimbursement Revenue

$16.34

(986,569)

($1.40)

Absorption & Turnover Vacancy

(887,941)

$17.97

Potential Rental Revenue

$11,398,045

95.5%

91.9%

Economic Occupancy

POTENTIAL GROSS REVENUE

-3.5%

0.0%

General Vacancy/Credit Loss

99.0%

91.9%

FY2017

Year 2

Avg Annual Occupancy

FY2016

Start Date: Sep-15

Per SF

Year 1

634,236 SF

NRA:

CASH FLOW - 260 & 270 PEACHTREE

$1,289,441

1,735,476

1,665,972

$4,690,889

2,922,862

109,430

1,104,522

1,708,910

$7,613,751

6,674,990

98,048

6,576,942

$14,288,741

(32,673)

$14,321,414

665,890

438,238

$13,217,286

(83,537)

(976,355)

$14,277,178

93.3%

-0.2%

93.6%

FY2021

Year 6

$3,084,757

1,301,607

1,665,972

$6,052,336

2,331,348

112,166

858,031

1,361,151

$8,383,684

6,896,504

100,495

6,796,009

$15,280,188

(515,764)

$15,795,952

682,530

422,635

$14,690,787

(68,627)

(201,207)

$14,960,621

95.5%

-3.3%

98.7%

FY2022

Year 7

$6,346,379

1,665,972

$8,012,351

810,817

114,970

275,217

420,630

$8,823,168

7,076,264

103,009

6,973,255

$15,899,432

(449,497)

$16,348,929

699,601

511,594

$15,137,734

(22,012)

(294,512)

$15,454,258

95.6%

-2.7%

98.3%

FY2023

Year 8

$6,458,860

1,665,972

$8,124,832

1,076,405

117,845

381,602

576,958

$9,201,237

7,261,233

105,585

7,155,648

$16,462,470

(520,361)

$16,982,831

717,088

577,649

$15,688,094

(30,523)

(249,529)

$15,968,146

95.4%

-3.1%

98.5%

FY2024

Year 9

$6,970,750

138,831

$7,109,581

2,626,709

120,793

980,228

1,525,688

$9,736,290

7,445,835

108,224

7,337,611

$17,182,125

(303,305)

$17,485,430

735,016

606,028

$16,144,386

(78,401)

(500,592)

$16,723,379

95.4%

-1.7%

97.1%

FY2025

Year 10

$6,133,756

3,746,756

123,811

1,440,901

2,182,044

$9,880,512

7,614,566

110,931

7,503,635

$17,495,078

753,391

532,752

$16,208,935

(109,723)

(906,497)

$17,225,155

94.9%

0.0%

94.9%

FY2026

Year 11

FINANCIAL ANALYSIS

260 270

Peachtree

ASSUMPTIONS - 260 & 270 PEACHTREE GLOBAL ASSUMPTIONS Calendar Year Analysis

Operating Expenses

Analysis Begin Date: Analysis End Date:

PSF

Total

$1.60

$1,016,296

Property Insurance

$0.22

$141,792

Utilities

$2.22

$1,409,122

Repairs & Maintenance

$0.64

$404,136

Management Fee

$0.65

$414,209

2.5%

Cleaning

$0.69

$438,322

5.0%

Payroll

$1.49

$942,757

Other Op Ex

$1.68

$1,066,111

Total

$9.20

$5,832,745

August 31, 2025

Term of Analysis: Occupancy as of

Type Real Estate Taxes

September 1, 2015 10 Years Sep-15

90.3%

Total Net Rentable Area

634,236

CPI / General Inflation General Vacancy * Nonrecoverable Exp

$0.25 psf yr1, $0.15 psf thereafter

Capital Reserves

$0.15 per SF

* Excludes government tenant Georgia State Board of Workers Market Rent (Net) & Growth Rates 2015

260

270

Basement

Storage

$20.00

$19.00

$15.00

$10.00

2016

4.0%

$20.80

$19.76

$15.60

$10.40

2017

5.0%

$21.84

$20.75

$16.38

$10.92

2018

5.0%

$22.93

$21.79

$17.20

$11.47

2019

4.5%

$23.96

$22.77

$17.97

$11.98

2020

3.5%

$24.80

$23.56

$18.60

$12.40

2021

3.0%

$25.55

$24.27

$19.16

$12.77

Thereafter

3.0%

$26.31

$25.00

$19.73

$13.16

Major Tenants Bldg

% of Total

Expiration

State Board of Workers

270

69,080

10.9%

Jun-16

Rent @ Exp. $18.50

Habitat For Humanity

270

63,482

10.0%

Dec-19

$18.00

CredAbility

270

41,772

6.6%

Dec-20

$22.35

GA Chamber of Commerce

270

27,848

4.4%

Jul-24

$19.68

Regus

260

24,682

3.9%

Apr-18

$18.50

Schulten Ward Turner

260

17,725

2.8%

Nov-20

$21.53

White Oak Kitchen & Cocktails

270

15,847

2.5%

Feb-31

$20.00

Richard Bowers & Co Tenant SF

260

15,291 275,727

2.4% 43.5%

Jul-19

$24.76

LEASE-UP ASSUMPTIONS Current Available:

Start Date

Rate

Term

Feb-16

3,253

$20.80

$12.00

5 Years

260 Suite 600

Apr-16

11,981

$20.80

$20.00

10 Years

260 Suite 1803

Oct-16

2,142

$20.80

$12.00

5 Years

260 Ste 120 (Stg)

Nov-15

963

$10.00

5 Years

260 Ste 802 (Stg)

Jun-16

337

$10.40

5 Years

260 LL (Storage)

Dec-16

11,788

$10.40

7 Years

270 2nd Flr

Dec-15

4,568

$15.00

$10.00

5 Years

270 Suite 900

Feb-16

13,924

$19.76

$25.00

10 Years

270 Suite 1060

Apr-16

1,893

$19.76

$12.00

5 Years

270 Ste 1051 (Stg)

Oct-15

757

$10.00

5 Years

270 Lobby

May-16

239

$10.40

5 Years

270 Lobby II

May-16

$10.40

5 Years

270 Basement

Jul-16

7,457

$10.40

5 Years

270 BSMT3

Sep-16

1,940

$10.40

5 Years

Total Vacant

(9.7%)

61,338 5yr Office

10yr Office

Basement

Storage

75%

Downtime

6 months

6 Months

Lease Term

5 Years

3.0%

2.5%

3/3/1

New/Renewal ($/SF)

$12 / $8

$25 / $12

$10 / $5

New/Renewal

150%+6%/4%

Base Stop

None

260 Suite 402

Market Leasing Terms Renewal Probability

Annual rent increases Rent Abatements Tenant Imp Leasing Commissions Reimbursements

Confidential Of f e r i n g M e mo r a n d u m

LOAN ABSTRACTS - IN-PLACE FINANCING 260 PEACHTREE Lender �� Basis Real Estate Capital

270 PEACHTREE Lender �� Basis Real Estate Capital

Master Servicer �� Wells Fargo

Special Servicer �� Rialto

Special Servicer �� Torchlight Investors, LLC

Loan Amount �� $26,400,000

Loan Amount �� $27,250,000

Origination Date �� September 26, 2014

Origination Date �� May 17, 2012

Balance 9/1/15 �� $26,031,967

Balance 9/1/15 �� $25,803,977

Term �� 10 Years (30 year amortization)

Interest Only �� N/A

Rate �� 4.82%

Rate �� 4.90%

Maturity Date �� October 1, 2024

Maturity Date �� June 1, 2022

Defeasance Date �� Loan is eligible for prepayment with yield maintenance on November 1, 2016.

Defeasance Date �� Loan is eligible for prepayment with yield maintenance.

Prepayment Date �� Permitted prepayment date with no penalty or yield maintenance is 45 days before maturity date (or August 15, 2024). Transfer �� Borrower may transfer Property with written notice to Lender and a transfer fee of 1% of outstanding balance at time of transfer plus reasonable outof-pocket costs. (Transfers of interests of 49% or less shall be permitted without lender approval.) Additional Debt �� Additional liens on the property including direct and indirect mezzanine debt are prohibited. Cash Reserves �� Monthly reserve payments required for taxes, insurance, necessary capital (replacement re-serve), and tenant rollover. (Monthly tenant rollover reserve payments are not required as long as the rollover reserve is $850,000 or greater.) Should the DSCR fall below 1.15:1.00, rental receipts required to be escrowed.

Prepayment Date �� Permitted prepayment date with no penalty or yield maintenance is 45 days before maturity date (or April 15, 2022). Transfer �� Borrower may transfer Property with written notice to Lender and a transfer fee of 1% of outstanding balance at time of transfer plus reasonable outof-pocket costs. (Transfers of interests of 49% or less shall be permitted without lender approval.) Additional Debt �� Additional liens on the property including direct and indirect mezzanine debt are prohibited. Cash Reserves �� Monthly reserve payments required for taxes, insurance, necessary capital (replacement re-serve), and tenant rollover. Should the DSCR fall below 1.15:1.00 for two consecutive quarters, all rental receipts required to be escrowed (until DSCR exceeds 1.25:1.00 for two consecutive quarters.) A cash sweep is also required should any of the following tenants terminate or vacate prior to expiration or fail to renew within 12 months of expiration: CredAbility, Georgia Chamber of Commerce, Habitat for Humanity and Georgia State Board of Workers.

financial analys is

260 270

Peachtree

S P O N S O R I N F O R M AT I O N

Confidential Of f e r i n g M e mo r a n d u m

SPONSOR INFORMATION

Richard Bowers & Co., member of TCN Worldwide, was established in 1980 and has become one of the largest independently-owned commercial real estate firms in metro Atlanta. The firm represents clients in the acquisition, disposition and leasing of office, retail, industrial, land, investment and multi-family properties. As part of their full-service approach, Bowers & Co. also provides services in property management, corporate relocations, space planning and construction management. Clients include numerous Fortune 100 companies, regional and national headquarters, professional firms and major institutions. The firm’s network of industry relationships provides clients with expertise in all real estate genres and with powerful information for making strategic decisions. Richard Bowers & Co. combines a user-oriented approach with hard working, dedicated, and knowledgeable industry professionals. These professionals are supported by a large and competent office staff and a full-service Marketing and Research Department that utilizes a customized database providing critical industry data on more than 7,000 properties – over 135 million square feet of office space – throughout metropolitan Atlanta, as well as detailed information on market conditions and sales transactions. Furthermore, the in-house Research Department produces various publications, including the Bowers Digest and quarterly Office Market Report, that are widely read and highly acclaimed throughout the industry. Since its inception, Richard Bowers & Co. has steadily expanded in size from a staff of three to over 130 people. Moreover, the firm has completed more than 10,998 real estate requirements in excess of 84 million square feet of space and continues to expand its portfolio. The leasing activity, exclusing listings and volume of transactions that Richard Bowers & Co. represents are indicative of its dedication to its clients and speaks highly of its capabilities. Bowers & Co.’s team of successful brokers contributes to its success and allows it to maintain its rank as one of the largest independently-owned commercial real estate firms in metro Atlanta. 2014 BUSINESS ACTIVITY Total Transaction Activity Leasing Activity

1,162,084+ SF 941,276 SF

Investment Sales

220,808+ SF

Property Management

1.5 Million SF

Construction Management Space Planned through Design Services

300,000 SF 2,371,160 SF

PRESIDENT – RICHARD BOWERS, SIOR Founder and President Richard Bowers is a graduate of the United States Military Academy in West Point, NY, receiving a Bachelor of Science in Engineering. He also earned his Master of Business Administration from Georgia State University. A licensed real estate broker in Georgia, Bowers has experience leasing Peachtree Corners, a 2,000-acre business development. Previously with Cousins Properties and Arthru Rubloff & Co. of Georgia, Bowers is a lifetime Member of the Atlanta Board of Realtors Million Dollar Club. In 1993, Bowers was elected President of The Commercial Network (TCN), a worldwide network of strong, locally owned, independent brokerage firms in major metropolitan centers, and was re-elected in 1994 to his second term as President of TCN. In 2002, he received the Distinguished Alumni Award from GSU and received the Georgia State University J. Mack Robinson College of Business Alumni Award for service in 2008. Richard Bowers has personally completed over 1,500 requirements throughout Metro Atlanta, in excess of 15 million square feet of space either leased or sold. In addition, he serves on Board of Directors for the Georgia Tennis Foundation, Inc. and is Chairman Emeritus of TCN Worldwide. He previously served on the Board of Directors for the Georgia State University Foundation and the Board of Directors for the Atlanta Commercial Board of Realtors. Richard currently serves on the J. Mack Robinson College of Business Board of Advisors and also serves on the Board of the Georgia chapter of the Society of Industrial and Office Realtors.

s pons or infor m ation

260 270

Peachtree

AFFILIATES RB MANAGEMENT SERVICES, INC. (MORRIS HARRISON – PRESIDENT) Management Services, Inc. was established in 1991 to provide a full spectrum of management services to institutional and entrepreneurial owners of speculative commercial real estate, as well as to corporate enterprises for their facilities. The perfect complement to Richard Bowers & Co.’s extensive marketing capabilities, RB Management Services provides the very best landlord representation and property management talent in the industry. RB Management’s highly proficient team is adept at comprehending how to increase the value of the real estate asset. Employing a matrix approach, each discipline --- marketing, management, construction and finance --- is integrated for the total benefit of the commercial property. The professionals at RB Management are sure-footed when it comes to enhancing the appearance and optimizing the operations of all managed properties and increasing occupancy levels. All efforts are expended with a goal of increasing the underlying value of commercial real estate. RB Management currently manages properties throughout the Southeast including Georgia, Tennessee, West Virginia, Virginia, Maryland, Delaware, Washington, D.C., and the Carolinas. FACILITEC, INC. (BILL COONS – MANAGING PRINCIPAL) Founded in Atlanta in 1991, Facilitec has a long history of delivering beautiful, innovative, and functional workspaces within predetermined budgets. Its understanding of the commercial real estate process enables it to help clients identify and achieve their optimal workplace solution, while ensuring all objectives – budget, function, aesthetics, and timelines – are met. The firm provides interior architecture, planning, and design services for your business, as well as furniture procurement, installation, and comprehensive relocation management. Through our headquarters in Atlanta’s business district, Facilitec serves local, regional, and nationwide clients. 35 years of experience has given Mr. Coons the tools to assist clients with the design, management, and budgeting of several million dollars in construction administration, furniture, fixtures, and equipment. As Founding Principal of Facilitec, Bill identifies project requirements and ensures all necessary company resources are dedicated to meeting the client’s objectives. OFFICE INTERIORS (BILL COONS – PRESIDENT) Office Interiors is a full-service office furniture dealer serving corporate, real-estate, educational, GSA, & A&D clients in Atlanta since 1992. Through hard work and many hundreds of successful installations, OI has gained a reputation for top-notch service before, during and after the sale. Located in the heart of Atlanta’s business district, Office Interiors serves clients throughout metro Atlanta, Georgia, and the Southeast. OI also supports large, decentralized customers with nationwide service and has completed projects and installations throughout the US.

Confidential Of f e r i n g M e mo r a n d u m

s pons or infor m ation

260 270

Atlanta Austin Boston Charlotte

Peachtree AT L A N TA â&#x20AC;˘ G E O R G I A

CONTACT INFORMATION MARK SIXOUR Senior Managing Director 404.942.3189 msixour@hfflp.com

RALPH K. SMALLEY Managing Director 404.942.2214 smalley@hfflp.com

KELLY KUYKENDALL Associate Director 404.942.2220 kkuykendall@hfflp.com

WARE SHIPMAN Real Estate Analyst 404.942.2219 wshipman@hfflp.com

Chicago Denver Dallas Florham Park (NJ) Hartford Houston Indianapolis Los Angeles Miami New York Orange County (CA) Orlando Philadelphia Pittsburgh Portland (OR) San Diego San Francisco Tampa Washington, DC

525 N. Tryon Street, Suite 1600 Charlotte NC, 28202

ÂŠ2015 HFF (Holliday Fenoglio Fowler, L.P.) and HFFS (HFF Securities L.P.) are owned by HFF, Inc. (NYSE: HF). HFF operates out of 22 offices nationwide and is a leading provider of commercial real estate and capital markets services to the U.S. commercial real estate industry. HFF together with its affiliate HFFS offer clients a fully integrated national capital markets platform including debt placement, investment sales, equity placement, advisory services, loan sales and commercial loan servicing. For more information please visit hfflp.com or follow HFF on Twitter at twitter.com/hff. HFF has been engaged by the owner of the property [properties] to market it [them] for sale. Information concerning the property [properties] described herein has been obtained from sources other than HFF and we make no representations or warranties, express or implied, as to the accuracy or completeness of such information. Any and all references to age, square footage, income, expenses and any other property specific information are approximate. Any opinions,assumptions, or estimates contained herein are projections only and used for illustrative purposes and may be based on assumptions or due diligence criteria different from that used by a buyer. Buyers should conduct their own independent investigation and rely on those results. The information contained herein is subject to change.