HUNTINGTON BEACH, CA

Executive Summary 1 INVESTMENT SUMMARY The Offering benefits from an irreplaceable, strategic location along Interstate 405, offering extraordinary visibility JLL, as exclusive advisor, is pleased to present the to one of Orange County’s major commute arteries. Conveniently located adjacent to Bella Terra, a shopping Huntington Beach investment opportunity to acquire Bella Terra and entertainment center providing numerous retail City Medical Plaza – 7677 Center Avenue, the “Property” amenities for tenants and patients alike. a four-story, institutional quality off-campus medical office building totaling 59,354 square feet Bella Terra Medical Plaza is a compelling opportunity to located in Huntington Beach, . acquire a Class A medical office asset below replacement cost with the ability to enhance returns through an 59,354 SF Bella Terra Medical Plaza is currently 78% leased to a wide aggressive leasing strategy while the Square Footage variety of medical facilities and providers. The Property medical office market continues to strengthen.

The opportunity is offered on an as-is basis for a fee simple interest in the building, surface parking, land and off-site additional parking garage structure as well as use 78% rights to the adjacent four-level parking structure (NOT Leased PART OF THIS SALE).

4 Stories

1985/R2015 & 2018 Year Built/Renovated

14,839 Average Floor Plate

3.9 Years WALT

2 7677 Center Avenue Investment Highlights

Immediate Leasing Opportunity Bella Terra Medical Plaza (“Property”) is 78% leased to regional and credit medical office tenants providing investors stable cash flow and immediate upside potential to finish lease-up and achieve full stabilization. In addition, the property captures the near-term NOI growth from the 48% tenant rollover during the first five years.

Access and Nearby Amenities Bella Terra Medical Plaza is in the heart of Orange County with prominent 405 frontage and easy access off the 405/Beach Boulevard exit. The property is conveniently adjacent to Bella Terra, a dining, shopping and entertainment center featuring Whole Foods and numerous regional and national retail amenities, as well as newly developed multi-family projects.

Modern Medical Office Building underwent over $500k in improvements over the last year which included renovation of ground floor lobby and on-site cafe, upgrades to common area restrooms and both the ceiling and lighting in all common area corridors. The fourth floor lounge renovations concluded in 2018 and including new flooring, paint, furnishings and artwork.

A Proven Medical Location The quality of the improvements and convenient location has allowed the property to historically outperform the competition. Bella Terra Medical Plaza is well positioned to benefit from strong demand for quality and convenient medical office space.

Density Analysis 1 Mile 3 Miles 5 Miles Value Index Value Index Value Index Median HH Income $76,481 1.07 $70,172 0.95 $75,769 1.05 MOB SF 82,781 0.18 493,097 0.37 1,577,035 0.58 MOB SF/Doc 1,103.7 0.79 536.6 0.51 762.2 0.77 MOB SF/1000 insured ppl 3.9 0.24 2.3 0.36 3.1 0.58 Docs/1000 insured ppl 3.2 0.30 3.9 0.71 3.6 0.75

Source: Revista Executive Summary 3 Bella Terra MEDICAL PLAZA

4 7677 Center Avenue Huntington Beach Memorial Hospital NEWPORT BEACH HUNTINGTON BEACH

The Hotel The Residences Boardwalk by Avalon Huntington Huntington Beach at Bella Terra Windsor Apartments Beach Apartments

Old World German

Edinger Ave

Century Huntington Beach & XD Cinema

Center Ave

The Artisan Apartment Homes

Huntington Village Ln McFadden Ave Gotham St

Bella Terra MEDICAL PLAZA 7877 Center Avenue Bella Terra Bella Terra Office Complex (One Pacific Plaza) McFadden Bridge (Delivered Late 2019) Executive Summary 5 Bella Terra Medical Plaza The Property consists of two irregular shaped parcels totaling 1.8 acres. The The property is adjacent to One Pacific Plaza, which consists of 394,000 medical office building rests on 1.12 acres and the additional parking garage square feet in one 12 story tower, two six-story buildings and a four-level rests on 0.68 acre. The medical office building is a total of 59,354 SF with a free standing parking garage. Bella Terra Medical Plaza is part of the One parking ratio of 5.71/1,000 sf. Pacifica Plaza Association and has usage rights to the four-story parking garage under the Amended and Restated Declaration of Covenants, Within the office building parcel, there is a small open asphalt paved parking Conditions and Restrictions (CC&Rs). lot with 9 handicapped parking stalls, 2 (one-hour) parking stalls, 1 (long term) stall and 1 (20 minute) stall, as well as concrete walkways and Vehicular access to the property is from one paved entrance from Center landscaped front patio with benches and drought tolerant plants. Avenue that leads to the adjacent shared parking structure and roundabout drop off directly in front of the building entrance.

BELLA TERRA MEDICAL PLAZA IS WITHIN 10 MILES Site Plan OF REGIONAL HOSPITALS BELOW Bella Terra MEDICAL PLAZA

TOP HOSPITALS BY MARKET SHARE – FINANCIAL ANALYSIS

Fountain Valley Orange Coast Hoag Hospital Regional Hospital Memorial Med Ctr Newport Beach Distance 3.7 miles 3.4 miles 8.5 miles

Charges for Zip* 92647 $34,099,384 $26,004,547 $25,574,358 McFadden Ave Huntington Village Ln Market Share Zip 92647 21% 16% 16%

Percentages are percent of total patient revenue

Medical Revenue $582,196,359 (24%) $244,468,782 (22%) $469,682,113 (32%)

Medicaid Revenue $1,067,457,616 (44%) $198,654,923 (18%) $134,547,399 (9%)

Other Patient Revenue $779,128,418 (32%) $690,687,470 (61%) $879,269,308 (59%)

INSURANCE MIX – 5 MILES Parking Garage 16.3% Employer 7.0% Medicaid Medicare 23.8% 52.6% Multiple

*Source: CMS Hospital Service Area File. Revista. Property Summary

Acres: 1.8 Rentable Area: 59,354 SF Built: 1985 Remodelled: 2015 & 2018 Building Parcel: 142-471-14 Parking Garage Parcel: 142-471-01 Walk Score: 62

Center Ave

Property Overview 7 EXCLUSIVE ADVISORS REGIONAL ADVISORS FINANCING EXPERTS Derek Landry Bob Prendergast Kellie Hill Chris Casey +1 949 296 3613 +1 858 410 1217 +1 949 885 2967 +1 949 885 2981 [email protected] [email protected] [email protected] [email protected] License #02056272 License #00883530 License #01923075 License #01073964

Lynn LaChapelle Sach Kirpalani Chris Isola Zane Sweet +1 858 410 1216 +1 858 410 6392 +1 213 239 6045 +1 949 885 2986 [email protected] [email protected] [email protected] [email protected] License #00898286 License #01799500 License #01856260 License #01786030

HUNTINGTON BEACH, CA

8 7677 Center Avenue