One Technology Plaza Peoria, Illinois CONFIDENTIALITY and DISCLAIMER

Offering Memorandum A premier, Class-A, multi-tenant, office/retail property One Technology Plaza Peoria, Illinois CONFIDENTIALITY AND DISCLAIMER

The information contained in the following Marketing Brochure is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Marcus & Millichap and should not be made available to any other person or entity without the written consent of Marcus & Millichap. This Marketing Brochure has been prepared to provide summary, unverified information to prospective purchasers, and to establish only a preliminary level of interest in the subject property. The information contained herein is not a substitute for a thorough due diligence investigation. Marcus & Millichap has not made any investigation, and makes no warranty or representation, with respect to the income or expenses for the subject property, the future projected financial performance of the property, the size and square footage of the property and improvements, the presence or absence of contaminating substances, PCB’s or asbestos, the compliance with State and Federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant, or any tenant’s plans or intentions to continue its occupancy of the subject property. The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Marcus & Millichap has not verified, and will not verify, any of the information contained herein, nor has Marcus & Millichap conducted any investigation regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein.

NON-ENDORSEMENT NOTICE

Marcus & Millichap Real Estate Investment Services, Inc. (“M&M”) is not affiliated with, sponsored by, or endorsed by any commercial tenant or lessee identified in this marketing package. The presence of any corporation’s logo or name is not intended to indicate or imply affiliation with, or sponsorship or endorsement by, said corporation of M&M, its affiliates or subsidiaries, or any agent, product, service, or commercial listing of M&M, and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers. Marcus & Millichap is not affiliated with, sponsored by, or endorsed by any commercial tenant or lessee identified in this marketing package. The presence of any corporation’s logo or name is not intended to indicate or imply affiliation with, or sponsorship or endorsement by, said corporation of Marcus & Millichap, its affiliates or subsidiaries, or any agent, product, service, or commercial listing of Marcus & Millichap, and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers.

ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONSULT YOUR MARCUS & MILLICHAP AGENT FOR MORE DETAILS.

Exclusively listed by: Investment Sales: David Tarnoff Vice President Investments CHICAGO O’HARE OFFICE Tel: (773) 867-1483 Cell: (847) 212-4589 OFFICES THROUGHOUT THE U.S. AND CANADA [email protected] www.marcusmillichap.com License: IL 471.009921 TABLE OF CONTENTS ONE TECHNOLOGY PLAZA

Executive Summary Leasing Market Overview The Offering...... 2 Investment Highlights...... 2 Downtown Peoria Office Market Overview...... 32 Downtown Peoria Characteristics...... 3 Comparable Downtown Properties...... 34 Demographics...... 3 Comparable Downtown Properties Map...... 35 Site Plan...... 4 Property Offering...... 4 Tenancy Overview Regional Map...... 5 Local Map...... 5 Tenant and Lease Summaries...... 38 Location Highlights...... 6 Tenant Amenities & Technology Infrastructure...... 8 Financial Analysis Yields and Pricing Parameters...... 9 Summary of Terms...... 10 Financial Analysis Overview...... 46 Financing...... 10 Financial Summary...... 47 Assumptions...... 48 Property Description Rent Roll...... 49 Financing Overview...... 51 Property Details...... 12 Property Summary...... 52 Zoning, Planning & Controls...... 12 Schedule of Prospective Cash Flow - 10 Yr...... 53 Property Specifications...... 14 Sources of Expense Reimbursements Revenue...... 54 Property Management...... 16 Loan Summary – Existing Loan Assumption...... 55 Neighborhood...... 18 Loan Summary – Refinance...... 56 Floor Plans...... 19 Consolidated Loan...... 57 Schedule of Sources & Uses...... 58 Location Resale...... 59 Detailed PV – Unleveraged...... 60 Location Overview...... 24 Detailed PV – Leveraged...... 61 City of Peoria & Peoria MSA...... 24 Comparable Investment Office Sales...... 64 Comparable Investment Office Sales Map...... 66

The Offering Investment Highlights Marcus and Millichap has been selected to exclusively market for sale One Technology Plaza, a premier, Class A office property located at 211 Fulton Street, Peoria, Illinois. This architecturally distinctive building is Asking Price $22,850,000 home to 12 tenants and six vacant suites with varying lease terms and sizes. The property is well located at Price Per SF ( Net of Condo) $154.65 the northwest corner of Fulton and SW Washington Streets, providing tenants with abundant amenities within Investment Type Stabilized Class A walking distance and easy access to Interstate 74. Property Type Multi-Tenant Office/Retail One Technology Plaza is a multi-use Property containing a seven-story office building with a mechanical Size 147,755 SF penthouse and a street-level retail component located on the first level of an adjacent parking deck (parking garage not included in offering) which has direct access to the Offering on all floors. The Property was Year Built 2000 constructed in 2000. The total building area for One Technology Plaza, including all office and retail space, is *Occupancy as of 10/1/2017 86.5% 155,278 square feet, and the net rentable area included in the Offering is 147,755 square feet as suite 207 is *Leased to 100% to show max gross potential rent with imputed a condo of 7,523 square feet and is not included in the sale. vacancy of 13.5%

The subject property has a 16 year average year end occupancy rate of approximately 95% (never falling Tenant Roster below 88.82%) This fact has brought tremendous stability to the asset. Recently, Caterpillar has given notice * that it will not be renewing its lease. This results in a 25.51% physical vacancy as of 8-1-2017. Expectations Tenants Organized by SF Rentable SF Rentable % for replacement tenants is high as throughout the years, ownership has been approached for large blocks of space but was unable to accommodate these potential tenants. Currently, there is a shortage of available Robert Morris University Illinois 30,598 20.71% 10,000 class A square footage in downtown Peoria. The underwriting anticipates a general vacancy factor Illinois Dept of Human Services 19,602 13.27% drop from 13.5% to 5.0% over a 3 year stabilization period whereby the purchaser assumes the existing loan US Attorney (GSA) 21,631 14.64% and then refinances in September, 2020. Howard & Howard PLLC 12,493 8.46% This should allow for a purchaser to pull out, net of origination and prepayment fees, $5,333,398 of equity. This also represents a purchaser having only 13.15% of Illinois Office of the Comptroller (GSA) 6,815 4.61% the purchase prices & assumption fees as equity left in the deal, after refinancing, FBI (GSA) 5,978 4.05% down from the 36.49% original equity needed. In other words, 65.73% of a Wells Fargo Bank N.A. 3,937 2.66% purchaser’s investment can be returned. Citizens Equity First Credit Union 3,083 2.09% Caterpillar owns and occupies a majority of the surrounding office buildings. This is significant in that there Heartland Bank Trust Company 2,572 1.74% will always be a business need to be adjacent to one of the world’s largest corporations and one of the area’s largest employers. Many of the subject property’s tenant base works closely with Caterpillar. This not only Jimmy John’s 2,138 1.45% provides stability to the current rent roll but also adds an irreplaceable quality for future tenants. Additionally, Chase Property Management, Inc. 1,220 0.83% it’s one of two class A buildings in the downtown office market that narrows not only a tenants alternatives but Vacant - Office 36,178 24.49% also keeps rental rates high. Vacant - Retail 1,510 1.02% SF Available for Sale 147,755 100% Condo - County of Peoria 7,523 Total Building SF of SF for CAM 155,278 *SF% Based on SF available for sale

Downtown Peoria Characteristics The Peoria area offers a wealth of attractions, events, historical sites, shopping and artistic venues. Over 300 years ago, the Native Americans and French Traders who called this river Population 1-mi. 3-mi. 5-mi. valley home referred to the area as Pimiteoui, or “fat lake,” because of the richness of the % 2015 Not Hispanic 92.65% 91.95% 94.54% river. Today that tradition continues through riverfront development, a bustling downtown Peoria and much more. Housing 1-mi. 3-mi. 5-mi. Peoria is located midway between Chicago and St. Louis. Combining “big city assets” with 2015 Housing Units 3,203 29,350 59,919 a “smaller town lifestyle”, this community has emerged as an attractive location. The area is home to Caterpillar which employs nearly 85,000 people worldwide and Bradley University 2015 Occupied Housing Units 2,831 26,595 55,361 which has a student population of approximately 20,000. One million people live within a 2015 Owner Occupied Housing Units 335 15,093 35,084 60-mile radius of Peoria. The greater Peoria metropolitan area has a population of nearly 2015 Renter Occupied Housing Units 2,496 11,502 20,277 350,000; a secondary trade area includes 10 counties, nearly 100 communities and more 2015 Vacant Housings Units 372 2,755 4,558 than 700,000 people. % 2015 Occupied Housing Units 88.39% 90.61% 92.39% Demographics % 2015 Owner occupied housing units 11.83% 56.75% 63.37% % 2015 Renter occupied housing units 88.17% 43.25% 36.63% Population 1-mi. 3-mi. 5-mi. % 2000 Vacant housing units 11.61% 9.39% 7.61% 2015 Male Population 3,130 30,399 61,356 2015 Female Population 3,527 33,029 66,351 Income 1-mi. 3-mi. 5-mi. % 2015 Male Population 47.02% 47.93% 48.04% 2015 Household Income: Median $19,057 $34,535 $40,844 % 2015 Female Population 52.98% 52.07% 51.96% 2015 Household Income: Average $32,450 $46,520 $54,964 2015 Total Population: Adult 5,233 47,195 98,548 2015 Per Capita Income $17,505 $18,880 $23,639 2015 Total Daytime Population 47,831 108,874 180,303 Last Updated: 08/09/2016 Demographics powered by MapInfo Pro™ 2015 Total Employees 43,120 70,688 107,591 % 2015 White alone 41.02% 51.18% 68.65% % 2015 Black or African American alone 47.99% 38.13% 23.29% % 2015 American Indian and Alaska Native alone 0.56% 0.47% 0.38% % 2015 Asian alone 2.88% 1.40% 1.60% % 2015 Native Hawaiian and OPI alone 0.00% 0.02% 0.03% % 2015 Some Other Race alone 3.23% 3.96% 2.36% % 2015 Two or More Races alone 4.31% 4.83% 3.68% % 2015 Hispanic 7.35% 8.05% 5.46%

Site Plan Property Offering The property at One Technology Plaza is a unique offering, characterized by the following items: 1. 135,930 SF of office in a seven-story tower 3 • Suite 207 in the office tower is a legal condo and P is not included in the offering; however, it does participate in CAM reimbursements • Tenants (and owners) in the office tower have access to the public parking garage in area 3 AT 6 4 2 ALL LEVELS 2. 11,815 SF of street-level retail is situated below six NAP NAP floors of parking garage 3. The area encompassed by the dotted line is the approximate footprint of the parking garage • Equally as high as the office tower and is accessible at all levels from the office tower. • The top 3 floors are owned by Caterpillar and the 5 1 lower floors are owned by the City of Peoria NAP 4. This area is the footprint of the ground-level floor of the parking garage which has six levels of parking above it, not included in the Offering. 5. There is a large public parking garage, not connected or affiliated with the Offering. 6. This is a multi-tenant office/retail property with such tenants as Merrill Lynch and the First Mid-Illinois Bank & Trust, not connected or affiliated with the NAP - Not A Part (not included in offering) Offering. P indicates entrance to parking garage

Regional Map

Spring Bay Mossville 174 Alta Bay View Gardens 6

40 150 Local Map

29 26

Peoria eigts

150 8 W Soutport Rd

W Forrest ill Ave Subject Property

N Koville Ave 40 8

W Farington Rd Norwood 74 29

N Western N Ave Main St Fulton St Peoria Illinois River

166 150

474 N Willia SW efferson Ave Kupf Blvb West Peoria SW Adas St

East Peoria

SW Wasington St 24 74 Bartonville Creve Coeur

Location Highlights The Property is located at 211 Fulton Street in Peoria’s Central Business lllinois Light Company headquarters, the Peoria Civic Center and Convention District (CBD). Downtown Peoria is located in the southeastern portion of Center, the Federal and State Courthouses, as well as the many area banks. the city, along the Illinois River. 211 Fulton is located at the southwest corner Additionally, 211 Fulton is within a half mile of the both Methodist Medical of Fulton and Washington Streets, two blocks west of the Illinois River. The Center and the OSF Medical Center, the health care hub of Peoria. Property is ideally situated near all of downtown Peoria’s major buildings- one block from Caterpillar as well as within four blocks of the Ameren/Central

Warehouse District South Central Business District

Subject Property

Caterpillar

Riverfront District

Warehouse District North

One Technology Plaza

The immediate area surrounding One Technology Plaza offers a mix of office buildings with street level retail and interspersed parking garages. Other large companies with offices in the immediate area include Ameren, Bank One, National City Bank, Commerce Bank, Associated Bank, Merrill Lynch, and Illinois Mutual. To the southeast of the Property is Peoria’s riverfront. The Peoria city government has been emphasizing the redevelopment of downtown, and in particular, the Riverfront district. Development in this portion of the riverfront includes Roxy’s and River Front Village, a retail/restaurant complex. Current tenants in River Front Village include Total Peoria, Joe’s Crab Shack, Old Chicago Pizza, Hooter’s, Martini’s, the Peoria Area Convention & Visitor’s Bureau Gateway Building, and the Riverplex, a state-of-the-art fitness complex. The city’s vision is to make the Riverfront District a major shopping/dining attraction for locals. Downtown Peoria is home not only to Central lllinois’ businesses, but also actively used by area universities. Illinois Central College (ICC) has two buildings located across Adams Street from the Property’s attached garage.

Tenant Amenities & Technology Infrastructure One Technology Plaza is located in the center of the Downtown Central • Card-Key Access - A card-key access system is installed on external Building District. The attached parking garage has ample parking available entrances for controlling access to the Building. This system is active 24 to meet the needs of the tenants. With such a prime location, all of the hours a day/7 days a week. Anyone possessing a card-key has access amenities expected in a Downtown area are present, i.e., restaurants, banks, to the Building at any time at any of the Building card-entry access doors, including the access doors to the Building in Stairwell “B”, which stairwell courthouses (county/federal), service providers, U.S. Post Office, etc. also connects to the attached parking garage. After established Building Built in 2000, One Technology Plaza is the newest Class A multi-tenant hours, visitors may check-in at the Reception Desk. building in Peoria, with glass and precast concrete exteriors. The Building’s • HVAC - The Building utilizes an HVAC system that provides sufficient highly efficient 21,000 rentable square foot floor plates provide tenants with cooling for intensive computer equipment environments. The system is ideal dimensions for planning purposes, with a very high ratio of window line flexible enough to provide multiple HVAC separation and control points to interior space due to the rectangular floor plate and side-loaded elevator throughout the tenant and common areas of the Building. core. This layout creates ideal planning depths for interior space, and provides • Internet connection - Each tenant has the opportunity to connect to the maximum flexibility to all types of office users. Finished ceilings in excess of internet through a dedicated Building Local Area Network, connected to an 9’ permit additional light to enter the space through the windows, creating an on-premises Internet Services Provider with the Intranet implementation. extremely open feel in all interior spaces. The Building has its own fiber optic connection for greater bandwidth and speed for the tenants. The Building utilizes several integrated building systems to achieve more efficiency and cost-savings to tenants. Some of the infrastructures include: • Reception Desk - A Receptionist/Guard is located at the Reception Desk during the day, as well as extended evening hours, in order to provide • Capability - The Building provides access on each floor at a central information and directions to visitors. communications closet to a fiber optic system for telecommunication and data transmission. The following items may be completed or utilized at the expense of the tenant or on a cost per use basis: • Dual Communications Provider Access - The Building is served by a minimum of two communications providers with fiber optic links. Tenants • Card Key Access - Tenants have the opportunity to have card key access have the option of which provider to utilize for their needs. throughout their facility and network their system into the Building system. This decreases the installation cost and eliminates separate monitoring • Electrical Power Supply - The Building is served from two separate costs. power substations and can provide power sufficient to meet the power consumption requirements of the tenant’s electrical equipment. • Raised Flooring - Raised flooring may be installed at the time of space fit- Additional power requirements to meet tenant’s specific needs can easily outs and provides maximum flexibility in space design and modification. be accommodated. The raised flooring accommodates the electrical power, computer lines, telecommunication lines, and can even accommodate the HV AC • Video Cameras - A security network of video surveillance cameras is distribution under the floor with easy access. located throughout the parking area and within the Building.

Yields and Pricing Parameters

*Year 1 Net Operating Income $1,935,917 Year 1 Cap Rate 8.47% 5 Year Unleveraged IRR 10.91% 5 Year Leveraged IRR 19.06% 10 Year Unleveraged IRR 10.47% 10 Year Leveraged IRR 19.38% Price/SF (Available for Sale) $154.65

*Proforma-10/1/17 to 9/30/18

PIN Type # stories 18-09-265-001 Multi-tenant condo 1 18-09-265-003 Multi-tenant office 7 18-09-264-002 Retail along Adams 1 18-09-264-003 Retail along Fulton 1

Site Description Size Area 1.65 acres Zoning B1 - Central Business District Parking Use of adjacent public garage

Summary of Terms Interest Offered ASSUMPTION OF EXISTING LOAN Fee simple interest in One Technology Plaza, a 147,755-square foot office/ Lender Starwood Mortgage Capital retail complex located at 211 Fulton Street, Peoria, Illinois. Original Loan Amount $16,500,000 Terms of the Sale Origination Date 12/5/2012 One Technology Plaza is offered at $22,850,000. The net operating income Current Loan Balance As of 10/1/2017 $14,658,842 estimate for the Property assumes a fiscal year starting October 1, 2017. Interest rate - Fixed 4.87% Historic operating documentation, third party reports and Argus model can be Amortization Period 25 years found in the on-line document data portal. Refinancing Date 9/2023 Property Tours Loan Constant 7.8% Prospective purchasers are encouraged to visit the subject property prior Annual Debt Service Payment $1,142,541 to submitting offers. However, all property tours must be arranged with the Outstanding Loan Balance at Refinancing $13,274,855 Marcus & Millichap listing agents. Please do not contact the tenants, on-site Assumption Fee - 1% $146,588 management or staff without prior approval. Financing PROPOSED REFINANCE SEPTEMBER 2020 Loan Amount $19,766,134 The underwriting found in the Financial Analysis section of this Memorandum Origination Date September 2020 is based on the assumption that the existing loan will be assumed by the Interest Rate- Fixed 5.00% Purchaser and the terms shown to the right are applied, then the property will Amortization Period 30 years be refinanced after the third year of the analysis. Loan Term 7 years A September, 2020 refinance should allow for a purchaser Loan Constant 6.4% to pull out, net of origination and prepayment fees, Annual Debt Service Payment $1,273,307 $5,333,398 of equity. This also represents a purchaser Loan Balance at Maturity $17,349,651 having only 13.15% of the purchase prices as equity left in Origination Fee - 1% $197,661 the deal, after refinancing, down from the 36.49% original $960,220 equity needed. In other words, 65.73% of a purchaser’s Defeasance fee investment can be returned.

Property Details Zoning, Planning & Controls

Property Address 211 Fulton Street, Peoria, IL 61602 The Property is zoned B-1, Central Business District, by the city of Peoria. It is located in the riverfront overlay district. The purpose of the overlay district is Site Access One Technology Plaza is bounded by Fulton to direct the proposed uses under redevelopment. The Property is consistent Street to the east, Washington Street to the with the overlay’s purpose. south, and two parking garages. The primary The B-1 Central Business District is intended only for the central business pedestrian access to the office site is from district. It provides for those uses customarily expected to be located in Fulton Street. Automobile access is via Adams an urban downtown environment such as retail, residential, governmental, Street, which serves the parking garage that is office, cultural, hotel, entertainment, and ancillary uses. This classification connected to the Property and provides direct permits a variety of commercial uses including retail and office uses and access to the office portion of the Property. The parking garages. loading dock, located on the southwest side of the office building, is accessible via a public There is no minimum lot area or width requirement for this district. No yards alley located between Adams and Washington are required in the district. Also, there is no floor-area-ratio requirement for Streets. The Property is easily accessible from the district. The maximum building height at the property line is one and the entire Peoria MSA via local thoroughfares and one-half times the width of the street, but above the height permitted at the Interstate-74, approximately four blocks away. property line, three feet may be added to the height of the building for each foot that the building, or portion thereof, is set back from the property line. Assessor’s Parcel 18-09-265-001 - office condo Numbers 18-09-265-003 - office building 18-09-264-002 - retail along Adams 18-09-264-003 - retail along Fulton

County Peoria County

Year Built 2000

Property Type One, seven-story structure which includes an office tower on one side and street-level retail on the other side.

Property Specifications Site Size The office building is situated on a site containing 23,475 square feet (0.5389 acre). Retail Space A is situated on a pad containing 7,172 square feet (0.1646 acre) and Retail Space B is situated on a pad containing 6,528 square feet (0.1499 acre). Topography and Shape The office site is rectangular in shape and slopes downward to the southeast. The retail sites are irregular in shape and level. Frontage The office site has 195.57 feet of frontage along the southwest side of Fulton Street and 120.13 feet of frontage along the northwest side of Washington Street. Retail Space A has about 125 feet of frontage along the southeast side of Adams Street. Retail Space B has about 36 feet of frontage along the southeast side of Adams Street and about 144 feet of frontage along the southwest side of Fulton Street. Gross Building Area The gross buiIding area for the seven-story office building contains 155,278 square feet (21,604 square feet per floor plus mechanical penthouse), plus 13,700 square feet of retail space. Net Rentable Area (NRA) The Property contains 135,940 square feet of net rentable office area and 11,815 square feet of net rentable retail area, for a total of 147,755 square feet. The Property also includes one office condominium space at 7,523 square feet, as defined later. Load Factor The unit sizes listed in the rent roll include a 16% core factor which represents the tenant’s proportionate share of common area. Retail Space Five tenants occupy the retail space. Like the office leases, the leases are triple-net leases with the tenants responsible for their pro-rata share of real estate taxes, CAM expenses, and annual capital improvement expenses. Tenants are also responsible for maintaining and repairing the units, except for HVAC replacement, which is the Landlord’s responsibility. Condominium Space There is one unit, containing 7,523 square feet, which is separately owned and occupied as condominium space. The condominium space, which is owned by The County of Peoria, was created because the County of Peoria is tax-exempt, and they did not wish to pay for real estate taxes for the remainder of the Property. CAM and insurance reimbursements are collected from the condominium unit. HVAC Heating and cooling systems as well as domestic hot waste equipment are fueled by electricity and natural gas provided by Ameren. The mechanical systems are comprised of a central system with rooftop air cooled chillers and package units and boiler fed hydronic air handler units and VAV units. Hot water is provide by natural gas fueled boiler units. The system was updated for a total cost of $429,300 in 2013/14 and is expected to reduce energy expense by over $75,000 per year. The retail spaces feature single-package HVAC units. Retail Space Five tenants occupy the retail space. Like the office leases, the leases are triple-net leases with the tenants responsible for their pro-rata share of real estate taxes, CAM expenses, and annual capital improvement expenses. Tenants are also responsible for maintaining and repairing the units, except for HVAC replacement, which is the Landlord’s responsibility. Telephone System One Technology Plaza has a building-owned telephone system, though some tenants have opted to use independent phone systems. Parking Structure The parking structure contains 405,324 square feet (45,036 square feet per floor) of gross building area, including 391,624 gross square feet of parking area with 1,146 parking spaces, and 13,700 gross square feet of ground floor retail space. Due to the sloping of the site, the first two levels of the parking deck are partially below grade level, and the retail space is located on the third level, which is at street level along Adams Street. Note that the parking area is under separate ownership (the top 3 floors are owned by Caterpillar and the lower floors are owned by the City of Peoria) and is not included as part of the Offering.

Property Specifications Foundation and Footings Reinforced concrete slab on granular fill. Framing Concrete columns with steel reinforcing rods and steel trusses. Roof Built-up rubber membrane roof with EPDM asphalt over a metal deck. Exterior Walls The exterior walls consist of concrete and insulated glass set in aluminum frames. There is a multi-level parking deck to the southwest of the office building, which blocks that building's southwestern elevation to the fifth floor. Therefore, the only windows along this elevation are on the sixth and seventh floors. Floors Concrete and metal deck. Ceiling Height All ceilings in the office space are 14 feet to the metal deck (with lower drop-in ceilings). The retail space ceilings are 14 feet 3 inches. Office Building Interior Finish The offices are finished to the highest standards in the Peoria market, due to the requirements of the high profile tenants within the building. Typical finishes include painted or covered gypsum board walls, carpeted or tiled floor, and acoustical-tiled ceilings with recessed fluorescent lighting. Corridors are finished with carpeted or tiled floors, painted gypsum board walls, and acoustical-tiled ceilings with recessed fluorescent lighting. The building lobby is located on Level 2 due to the sloping nature of the site, however it has street level access. The impressive lobby is finished with a ceramic-tiled floor and covered walls and features a reception/security desk and a carpeted stairway leading to Level 3. The retail units contain a variety of finishes to meet the retail standards of the tenants. Power Backup Diesel-powered emergency generator with a reservoir of 200-gallon fuel capacity. Electrical Service The office building has 4,000 amps of electrical service. The retail units each have 100 amps of electrical service. Fire Protection The office building and the retail units are 100% sprinklered. Plumbing and Washrooms There is one men’s and one women’s washroom located on every floor of the office building. The men’s washrooms contain three stalls, two urinals, and five sinks each, and the women’s washroom contain five stalls and five sinks each. The retail units have individual washrooms. Elevators and Staircases The office building contains three elevators, as well as one stairway, which serves the entire building. There is an additional stairway in the lobby that leads to Level 3 only. Loading Docks There is an exterior loading dock located on the southwest side of the office building. It is accessible via a public alley. Additional Features The Property also features fiber optic lines., high-speed internet connections (T-1), a building computer network (LAN), a master phone system, multi-media conference facilities, 24-hour manned security in the lobby, and cameras throughout the building, elevators, and dock. Flood Zone Designation According to the Federal Emergency Management Agency (FEMA), the Property is not located in a I 00-year flood plain or in an identified flood, mudslide or flood-related erosion hazard area as defined or designated by FEMA. According to the flood insurance rate map (Community-Panel 170536 0020 B), dated February I, 1980 the site is located in a Zone C (now Zone X) area of minimal flooding.

Property Specifications Property Tax Identification For Property assessment and taxing purposes the Property identification numbers are 18-09-265-003 (office building), 18-09-264- 002 (retail space located along Adams Street), and 18-09-264-003 (retail space located along Fulton Street). The 7,523 square foot condominium unit owned by the County of Peoria within the office building is assessed and taxed separately and has its own property identification number. It is owned separately and is not included as part of the secured Property but is included in common area maintenance (18-09-265-001) Utilities All utilities including gas (Central Illinois Light Co.), electricity (Central Illinois Light Co.), water (Illinois American Water Co.), sanitary sewer and storm sewer (municipal), and telephone (Ameritech) serve the site.ww

Property Management Management of One Technology Plaza is governed by a condominium agreement that is overseen by Chase Real Estate Group. Chase was founded in 2003 and provides full management services for corporate condominiums at the direction of the Association’s Board of Managers. They manage day-to-day operations of the property including:

• 24 hour on-call maintenance services (charged as needed) for the property as well as unit owners • Interview, hire, and supervise any contractors involved in the upkeep of the property • Open and maintain a bank account(s) on behalf of the Association for routine expenses • Handle all financial record keeping, budgeting, reporting, etc. • Complete an annual budget for the Association for the review and approval of the Board of Managers • Attends meetings on a quarterly basis and prepares meeting minutes for the SEcretary’s approval • Prepare and complete (at cost) any Association-related mailings, such as annual notices, distribution of meeting minutes • Interface with attorneys and accountants that may provide legal representation or tax preparation

This information has been secured from sources we believe to be reliable, but we make no representations or warranties, expressed or implied, as to the accuracy of the information. References to square footage or age are 16 approximate. Buyer must verify the information and bears all risk for any inaccuracies. Any projections, opinions, assumptions or estimates used herein are for example purposes only and do not represent the current or future performance of the property. Marcus & Millichap Real Estate Investment Services is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. © 2016 Marcus & Millichap ACT ID X0150470 Property Tax Identification For Property assessment and taxing purposes the Property identification numbers are 18-09-265-003 (office building), 18-09-264- 002 (retail space located along Adams Street), and 18-09-264-003 (retail space located along Fulton Street). The 7,523 square foot condominium unit owned by the County of Peoria within the office building is assessed and taxed separately and has its own property identification number. It is owned separately and is not included as part of the secured Property but is included in common area maintenance (18-09-265-001) Utilities All utilities including gas (Central Illinois Light Co.), electricity (Central Illinois Light Co.), water (Illinois American Water Co.), sanitary sewer and storm sewer (municipal), and telephone (Ameritech) serve the site.ww PROPERTY DESCRIPTION ONE TECHNOLOGY PLAZA Neighborhood -- SW JEFFERSON- AVE -II I I - V> -I 7 • 6 I - - SW ADAMS ST SW ADAMS ST

z 1 � r CATERPILLAR r II Subject Property

� SW WASHINGTON ST A SW WASHINGTON ST --=82 _ � � )> I 11. 4 z r •I II E ER REE ___S O_UTHW_ST WAT ST _T____ -______------�

3 -- 5

1 - One Technology Plaza 4 - Peoria Riverfront Museum 6 - County Courthouse 147,775 sf, 7 stories, multi-tenant office & retail Multifaceted art & science museum with a sculpture garden, giant- County seat for Peoria County screen theater & planetarium 2 - Caterpillar 7 - Dozer Park 5 - Spirit of Peoria Originally O’Brien Field and formerly 3 - Peoria Downtown Waterfront Park The first paddleboat vessel to ever be built at the Walker Boat Yard in 5.8 acres, four, 4-story high buildings with 143 units and parking for 272 Chiefs Stadium, is a baseball field located Paducah, Kentucky vehicles in downtown Peoria

First Floor Plan Second Floor Plan

Suite 207 is a legal condo owned by the County of Peoria. The County pays its own property taxes but reimburses for all other operating expenses on a prorata basis.

* Floor plans are for illustration only; they may not be to scale and may not accurately represent the current as-built status of the property.

Third Floor Plan Fourth Floor Plan

* Floor plans are for illustration only; they may not be to scale and may not accurately represent the current as-built status of the property.

Fifth Floor Plan Sixth Floor Plan

* Floor plans are for illustration only; they may not be to scale and may not accurately represent the current as-built status of the property.

Seventh Floor Plan

* Floor plans are for illustration only; they may not be to scale and may not accurately represent the current as-built status of the property.

Location Overview MacArthur Highway, cross the river. I-74 on the east side of Downtown provides easy access to the Central Business District and Riverfront. The Peoria is a significant employment center with an estimated 27,000 city’s Transit Center is adjacent to Downtown, providing access from all parts employees in the Greater Downtown Area. The largest single sector is health of the city. care, with the OSF, UnityPoint Health–Methodist Hospital and University of Illinois College of Medicine campuses at the edge of Downtown. Peoria is Downtown Activity Generators a major regional medical center for a large area of central Illinois, and the Downtown is a major employment center and is best known as the global number of employees working at the Downtown hospitals and enrollment at headquarters of Caterpillar, though other major employers include the two the medical school are expected to increase. hospitals, College of Medicine, city and county government offices, CSE Caterpillar’s Peoria main location is Downtown. Downtown is also the Software, the Diocese of Peoria, banks and professional services firms. government, banking and legal center for the Peoria region and is becoming Caterpillar has plans for a major new headquarters development, but it has increasingly popular as an entertainment destination with unique locally been put on temporary hold until its global business improves. However, owned restaurants, bars, music venues and galleries, as well as the location Caterpillar is committed to keeping its headquarters Downtown and in of numerous festivals along the riverfront, a minor league baseball stadium maintaining a major presence in the Peoria metro area. Based on the official and a civic/convention center. All of these are contributing to the increased plans, once it is built, the new headquarters will dramatically alter the look vitality of the area. and feel of the Central Business District. City of Peoria and the five-county Peoria MSA Health care, education, entertainment and arts Located along the Illinois River, Downtown Peoria is the business, government, health care and entertainment center of the city of Peoria and the five-county Peoria MSA. The Downtown consists of several sub-areas—the Central Business District, Riverfront District and Warehouse District North and South. It generally includes the area from the MacArthur Highway on the southwest to the I-74 Bridge on the northeast, and from the river north to Jefferson Avenue to William Kumpf Boulevard to Monroe Street. While not included in the official Downtown area, the medical district, consisting of OSF St. Francis, UnityPoint–Methodist Hospital and the University of Illinois College of Medicine, are just to the north of the Central Business District and are considered to be an integral part of the Greater Downtown area. Downtown is easily accessible to city neighborhoods to the north, south and west, as well as to East Peoria and other communities on the east side of the Illinois River in Tazewell County. Three bridges, I-74, Bob Michel and

The region’s major medical facilities are located Downtown and include OSF facility that uses the latest technology for training purposes. Saint Francis Medical Center with 616 beds plus 137 beds at the affiliated Downtown is home to a number of educational institutions including Robert Children’s Hospital of Illinois, Illinois Neurological Institute, and UnityPoint Morris University, Illinois Central College’s Downtown Campus, University of Health–Methodist Hospital with 330 beds. The University of Illinois College of Illinois at Springfield’s Downtown campus, University of Illinois College of Medicine trains 150 medical students and 270-plus residents and fellows. In Medicine, Saint Francis Medical Center College of Nursing and Methodist the fall of 2016, it will be adding 55 first-year medical students. Jump Trading College (affiliated with UnityPoint Health–Methodist Hospital). Bradley Simulation & Education Center, a collaboration between OSF Saint Francis University is a short distance from Downtown Peoria as well. It is also the major and the College of Medicine, opened in 2013 and is a state-of-the-art, unique

tourism and convention destination, with the city’s Civic Center (convention percent of the city’s employment of 76,545. Employment has been relatively center), major hotels, Peoria Riverfront Museum, Caterpillar Visitor’s Center, consistent over the past nine years, with the 2014 total only 3.7 percent Dozer Park minor league baseball stadium, Riverfront Market, riverfront trail, below that of 2006, before the recession. The largest sector by far is Health as well as numerous festivals and activities along the riverfront. The Civic Care and Social Assistance, which accounts for 53 percent of Downtown’s Center hosts 400 events annually bringing a wide range of performances and employment, with 14,200 employees. sporting events to the city. Other major sectors are Public Administration with 3,100 employees, The Warehouse District is becoming a major entertainment and arts Professional, Scientific and Technical Services with 2,200 employees, and destination with new and unique restaurants, a brewpub, and galleries. Administration and Support and Waste Management and Remediation ArtsPartners of Central Illinois, headquartered in the Warehouse District, Services with 1,900 employees. Since 2006, the number of employees in the sponsors Sculpture Walk Peoria with rotating installations along Washington Street. The city of Peoria completed $35 million in streetscape improvements that were the catalyst for private investment in and development of historic loft rehabs for residential, restaurant and entertainment uses. In addition to the residential projects under development and planned in the Warehouse District, other planned projects include a microbrewery, whiskey distillery, banquet facility, maker’s space, and artists’ spaces. Demographic trends The Greater Downtown Peoria area is generally considered to be Downtown Peoria and the medical district. It generally runs along the river from Cedar Street to Jefferson, northeast to N. Fisher Street/Hightower/W. High Street to North Street to Columbia Terrace east to I-74 to Pennsylvania Avenue east to Wayne Street, south to Adams Street, northeast to Spring Street and south to the river. The Greater Downtown area had just fewer than 3,000 residents as of the 2010 Census. The city of Peoria has an estimated 2015 population of almost Health Care sector increased by 2,500, followed by Arts, Entertainment and 117,200, a 1.9 percent increase since the 2010 Census. The population of Recreation with an increase of 500 employees. Peoria County is projected to grow by 0.5 percent over the next 10 years. Employment trends The city’s largest sector is also Health Care and Social Assistance, representing 32 percent of the total employment, with almost 24,700 The Greater Downtown area has an estimated 26,700 employees, 35 employees. Other sectors with over 5,000 jobs each include Retail Trade,

Administration and Support and Waste Management and Remediation to pursue business development opportunities through a collaboration Services, Accommodations and Food Services, and Educational Services. model. Through the opportunities for products and Network, member firms Of these, Health Care registered the greatest increase since 2006 (20.6 seek new sales components that can be sourced by members working in percent). These data point to the importance of health care as a driver of both partnership to satisfy the needs of a new client. The Network also works to the Downtown and citywide economy. Downtown jobs in Health Care and create a brand to symbolize high-quality manufacturing services, innovation Social Assistance account for 58 percent of the city’s jobs in this category. and competitiveness. Projected employment growth Startup Peoria exists to create an ecosystem for entrepreneurs and innovators Between 2016 and 2026, the city of Peoria is projected to have a 7.2 percent to launch successful ventures that contribute to the growth and sustainability increase and the Peoria MSA a 5.5 percent increase in the number of jobs. of Greater Peoria. Exciting workshops and programs that help entrepreneurs The largest numerical increases in the city are projected in Health Care and connect to resources and solve problems, including 1 Million Cups, KeyStart Social Assistance (2,500) and Management of Companies and Enterprises Business Pitch Competitions, The Nest Coworking Space and Startup (900), both of which are important job categories in the Greater Downtown Area. In fact, 79 percent of the projected MSA job growth in Health Care and Social Assistance and 58 percent in Management of Companies and Enterprises are in the city of Peoria. These reflect the continued importance of Greater Downtown Peoria’s job base to the city and region. In addition to the hospitals and medical college, Caterpillar is the dominant employer with approximately 3,800 employees at its Downtown facilities. It employs approximately 13,000–14,000 in total including its various manufacturing and technical facilities throughout the Peoria metro area. Greater Peoria Economic Development Council (GPEDC) Every year, the Greater Peoria EDC conducts face-to-face interviews with 100 regional CEOs and business decision makers through its Elevate CEO program. The information gathered through these interviews provides a valuable perspective on the regional economy, data that helps to guide GPEDC actions in support of economic growth and specific opportunities to help employers overcome barriers to growth. The Greater Peoria Manufacturing Network is a group of manufacturers that have joined together to strategically leverage shared resources to grow and diversify. Members of the Network seek to work together in a trusting culture

Weekends, are a core part of what makes Startup Peoria successful. and accessible to the world via accessible transportation infrastructure—air, Business Location Assistance rail, river, and road. Rail The Greater Peoria EDC offers a variety of support services to site selectors, developers and business owners interested in considering Greater Peoria for • Greater Peoria has its own terminal and switching railroad, as well as their newest home. Our Director of Business Attraction assists clients in real four regional carriers. estate exploration, data collection, workforce considerations and incentives. • Rail Lines: BNSF, Canadian National, Norfolk Southern, Union Pacific, Local Community Support Rail America, Genesee & Wyoming, Iowa Interstate Railroad, Pioneer The Greater Peoria Economic Development Council provides a variety of Railroad, T&P free support services to local economic development professionals and Air planners, including access to business and workforce data, retail reports and impact studies, community marketing, CDAP grant assistance, and available • General Wayne A. Downing Peoria International Airport - Port of Entry, 11 building and site promotion. nonstop destinations to Las Vegas, Mesa, Orlando, Punta Gorda, Saint Petersbug, Chicago, Atlanta, Detroit, Minneapolis, and Houston Exports • O’Hare International Airport - 167 miles from Peoria In 2013, Greater Peoria exported the second most merchandise per capita, second only to Houston, Texas. • Central Illinois Regional Airport - 44.5 miles from Peoria with nonstop destinations to Orlando, St. Petersburg, Chicago, Dallas, Atlanta, Detroit, Greater Peoria, Illinois, is within a day’s drive of half the nation’s population and Minneapolis GREATER PEORIA TO ..... • St. Louis International Airport - 175 miles from Peoria Chicago 150 miles • Midway Chicago International Airport - 160 miles from Peoria Indianapolis 210 miles Truck Quad Cities 90 miles St. Louis 170 miles • Interstates: I-74, I-55, I-474 with linkages to: I-39, I-55, I-57, I-80, I-88 Los Angeles 1,947 miles • Major Trucking Companies: Air-land Transport Services, Cox Transfer, New York 928 miles Fedex Ground Package System, Usfreightways, Garland Gehrke Houston 946 miles Trucking, Risinger, Fort Transfer Co., Wait Transport, Brubaker Transfer, Av Trucking, LLC Water

• The Illinois River is a principal tributary of the Mississippi River. The river serves as a link between Lake Michigan and the Mississippi River, Since 1989, the Illinois SBDC International Trade Center at transporting goods from the Great Lakes to the Gulf of Mexico. As the Bradley University has helped hundreds of Illinois companies largest city on the Illinois River, Peoria and the surrounding region are at the take advantage of the potential of the international marketplace. heart of the nation’s inland waterway system. The regional port authority has The ITC expanded in 1994 to include specialized assistance to jurisdiction over 95 miles of river; its port range comprises the northernmost ensure exporters obtain the benefits associated with Free Trade ice-free waterway operating year-round. From grain to coal, more than 13 Agreements (FTAs), including NAFTA. million tons of cargo pass through local docks each year.

MARKET HIGHLIGHTS • 40MM tons of freight pass through Peoria County each year • $382MM contributed annually to the economy by the Peoria International Airport • 13MM tons of cargo pass through local docks each year • 211K individuals in our region’s available workforce • 13MM tons of cargo pass through local docks each year • 3 interstate highways & 11 railroads • 365 days a year the Illinois River is open to barge traffic

Downtown Peoria Office Market Overview

The Property is well located in downtown Peoria. While the market has experienced some vacancy, it is very strong on the whole. The outlook for the market as a whole is for continued growth. The Property is the premier office development in downtown Peoria. Due to the limited amount of truly comparable development, the Property is a popular choice with renters who want modern, efficient office space of good quality and condition. The subject office building is the only new office building constructed in the Downtown Peoria submarket since 1993. There is no new competitive office development planned for, or under construction in, downtown Peoria. There is only one Class A building in the vicinity which truly competes with One Technology Plaza and it is located at 401 Main Street. Also known as the Becker Building, the property at 401 Main Street is a 229,040 square foot, multi-tenant office and retail property. Asking rents for the few vacancies in this building are approximately $18 to $21 per square foot per year. Supply and demand factors indicate that both One Technology Plaza and the Becker Building will continue to benefit from the lack of Class A office product available to lease in the downtown market. In addition to the dearth of quality space, there is one new development in particular which is anticipated to push rents in these properties up and vacancy rates down.

One Technology Plaza

LEASING MARKET ONE TECHNOLOGY PLAZA

Comparable Downtown Properties Property NRA Year Built Occupancy Rate Asking Rental Rate Becker Building $12.50 to $16.00 net 1 154,785 1993 95% Jefferson & Main Streets (exclusing GSA leases)

Hamilton Square 2 163,545 1991 93% $16.00 to $18.00 net Hamilton Blvd & Jefferson Street

Janssen Law Center 3 69,663 1993 90% $19.20 semi-gross 333 Main Street

Atrium Building 4 70,000 n/a 100% 900 Main Street

Caterpillar, Inc. 5 400,000 100% Corporate Headquarters

Becker Building Hamilton Square Janssen Law Center Atrium Building Caterpillar, Inc. Jefferson & Main Streets Hamilton Blvd & Jefferson Street 333 Main Street Near medical campus Corporate Headquarters

40 150

29 26

Peoria eigts

150 8 W Soutport Rd

W Forrest ill Ave

N Koville Ave

ONE TECHNOLOGY PLAZA 40 LEASING MARKET 8 Comparable Downtown Properties Map W Farington Rd Norwood 74 29

N Western N Ave Main St Fulton St 4 Peoria

2 Illinois River 1

3 5 166 150 Comparable Properties Becker Building 1 Jefferson & Main Streets Hamilton Square 2 474 Hamilton Blvd & Jefferson Street N Willia Janssen Law Center Kupf Blvb 3 SW efferson Ave 333 Main Street Atrium Building 4 West 900Peoria Main Street SW Adas St 5 Caterpillar, Inc.

East Peoria This information has been secured from sources we believe to be reliable, but we make no representations or warranties, expressed or implied, as to the accuracy of the information. References to square footage or age are approximate. Buyer must verify the information and bears all risk for any inaccuracies. Any projections, opinions, assumptions or estimates used herein are for example purposes only and do not represent the current or future 35 performance of the property. Marcus & Millichap Real Estate Investment Services is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. © 2016 Marcus & Millichap ACT ID X0150470 SW Wasington St 24 74 Bartonville Creve Coeur LEASING MARKET

Tenant and Lease Summaries

The FBI today is considered one of the world’s premier security and crime-fighting The Department of Human Services (DHS) is one of Illinois’ largest agencies, with forces, with dual responsibilities as a law enforcement and intelligence agency. The more than 13,000 employees and an annual budget of more than $5.4 billion. Illinois FBI employs 35,000 people, including special agents and support professionals created DHS in 1997 to provide the state’s residents with streamlined access to such as intelligence analysts, language specialists, scientists, and information integrated services, especially those who are striving to move from welfare to work technology specialists. Along with its headquarters in Washington, D.C., the FBI has and economic independence, and others who face multiple challenges to self- 56 field offices located in major cities throughout the U.S., more than 350 satellite sufficiency. The DHS’s main offices are in Chicago and Springfield. offices in cities and towns across the nation, and more than 60 international offices in U.S. embassies worldwide.

TENANT SUMMARY TENANT SUMMARY Tenant Name FBI (GSA) Tenant Name Department of Human Services Rentable Square Feet 5,978 Rentable Square Feet 19,602 % of Project 3.85% % of Project 12.62% Headquarters Location Washington DC Headquarters Location Chicago, Illinois No. of Locations 467 No. of Locations N/A Web Site www.fbi.gov Web Site http://www.dhs.state.il.us Ownership Government Ownership Government

Tenant and Lease Summaries

Founded in 1869, Howard & Howard is a full-service law firm with a national and Wells Fargo & Company (NYSE: WFC) is a nationwide, diversified, community- international practice that provides legal services to businesses and business based financial services company with $1.7 trillion in assets. Founded in1852 owners. The firm has offices in Michigan (Ann Arbor and Royal Oak); Illinois (Chicago and headquartered in San Francisco, Wells Fargo provides banking, insurance, and Peoria); Las Vegas, Nevada; and Los Angeles, California. Howard & Howard’s investments, mortgage, and consumer and commercial finance through more major areas of practice include: bankruptcy and creditors’ rights; business and than 8,700 locations, 12,500 ATMs, and the Internet (wellsfargo.com) and mobile corporate; commercial litigation; employee benefits; environmental; estate planning; banking, and has offices in 36 countries to support customers who conduct business franchising; intellectual property; labor, employment and immigration; mergers and in the global economy. acquisitions; real estate; securities; and tax.

TENANT SUMMARY TENANT SUMMARY Tenant Name Howard & Howard Tenant Name Wells Fargo Bank Rentable Square Feet 12,493 Rentable Square Feet 3,937 % of Project 8.05% % of Project 2.54% Headquarters Location Royal Oak, Michigan Headquarters Location No. of Locations 6 No. of Locations Web Site www.howardandhoward.com Web Site https://www.wellsfargo.com/ Ownership Private NYSE

Tenant and Lease Summaries

Robert Morris University Illinois is an independent, not-for-profit, multi-location The Comptroller’s Office was created by the Constitutional Convention of 1970 institution offering associate, baccalaureate, and graduate degree programs that as an expanded replacement for the Office of the Auditor of Public Accounts. The focus on integrating theory and applications. The University’s main location is in Comptroller oversees the state budget and audits state finances; ensures that Chicago’s Loop, with other locations in other areas of Illinois, including Arlington the state’s tax dollars are being well-spent; pays state employees and oversees Heights, Bensenville, DuPage, Elgin, Lake County, Orland Park, Peoria, Springfield, their pension funds; prepares financial reports for the state; examines government and Schaumburg. contracts; collects taxes and funds to pay for state programs; and educates the state’s citizens about tax issues.

TENANT SUMMARY TENANT SUMMARY Tenant Name Robert Morris University Tenant Name Illinois Office of the Comptroller Rentable Square Feet 30,598 Rentable Square Feet 6,815 % of Project 19.71% % of Project 4.39% Headquarters Location Headquarters Location Springfield, Illinois No. of Locations No. of Locations Web Site http://www.robertmorris.edu/ Web Site https://illinoiscomptroller.gov/ Ownership NYSE Government

Tenant and Lease Summaries

The mission of the U.S. Attorney’s Office of the Central District of Illinois is to serve Heartland Bank and Trust Company is widely recognized as one of the strongest and and to help protect the citizens of the Central District of Illinois through vigorous, most progressive banks in Illinois, with 64 banking offices throughout the state. With ethical, and impartial enforcement of the laws of the United States. The office works assets of approximately $3 billion, Heartland Bank and Trust Company is a wholly cooperatively with other federal, state and local law enforcement and community owned subsidiary of Heartland Bancorp, Inc., which is a privately held company agencies to improve the safety and quality of life in our communities; protects the headquartered in Bloomington, Ill. public funds and other assets of the United States; maintains a courteous and professional working environment; and, with skill and integrity, seeks to achieve justice in every civil and criminal matter it handles.

TENANT SUMMARY TENANT SUMMARY Tenant Name US Attorney Tenant Name Heartland Bank Rentable Square Feet 21,631 Rentable Square Feet 2,572 % of Project 13.93% % of Project 1.66% Headquarters Location Springfield, Illinois Headquarters Location Bloomington, Illinois No. of Locations 4 No. of Locations 64 Web Site https://www.justice.gov/usao/district/cdil Web Site https://www.hbtbank.com/ Ownership Government Ownership Private

Tenant and Lease Summaries

With assets of more than $5.3 billion, Citizens Equity First Credit Union (CEFCU) Chase Property Management is a full service real estate management firm. Known serves more than 314,000 members through 20 central Illinois Member Centers and respected throughout central Illinois, Chase Property Management delivers and three Member Centers in Santa Clara County, California; the CEFCU Financial property services that can be tailored to meet the needs of each client. Services Center; the Money Center 24 ATM Network; CEFCU’s website, cefcu.com; CEFCU’s offered include property management, financial reporting, tenant representation, mobile website, m.cefcu.com; the surcharge-free CO-OP ATM Network; and the CU and inspections. Service Center Shared Branch Network.

TENANT SUMMARY TENANT SUMMARY Tenant Name CEFCU Tenant Name Chase Property Management Group Rentable Square Feet 3,083 Rentable Square Feet 1,220 % of Project 1.99% % of Project 0.79% Headquarters Location Peoria, Illinois Headquarters Location Peoria, Illinois No. of Locations 23 No. of Locations 1 Web Site https://www.cefcu.com/ Web Site https://www.chase.com/ Ownership Private Ownership Private

Tenant and Lease Summaries

Jimmy John’s Franchise, LLC is a franchised sandwich restaurant chain, specializing in delivery, founded by Jimmy John Liautaud in 1983 and headquartered in Champaign, Illinois. Since its founding, the company has grown to more than 2,000 locations in 43 states. Jimmy John’s has opened approximately 200 locations per year during the past three years. As of 2013, 98% of the locations are franchise- owned.

TENANT SUMMARY Tenant Name Jimmy John’s Rentable Square Feet 2,138 % of Project 1.38% Headquarters Location Champaign, Illinois No. of Locations 2,000+ Web Site https://www.jimmyjohns.com/ Ownership Private

10/1/2017 Refinance Sept. 2020 Financial Analysis Overview FMV 22,850,000 27,263,634 The following cash flow projections are based upon contractual terms of NOI 1,935,917 2,385,568 in-place leases, estimated current market rents, projected levels of leasing DCR 1.69 1.87 DS 1,142,541 1,273,307 activity, anticipated rental growth, projected FY ending 9/30/2018 operating Interest Rate 4.87% 5.00% expenses, forecasts for inflation and other variables. Following the expiration Amortization 25 30 of the existing leases, the annual projected market rent is applied to the Debt K% 7.795% 6.442% rentable area of the building along with allowances for downtime, vacancy, Loan Balance 14,656,842 19,766,134 and leasing costs. Landlord contributions to tenant improvements, leasing LTV% 64.14% 72.50% commissions, and capital improvements are based on current Property and DP 8,193,158 7,497,499 market conditions and trended for future increases. DP% 35.86% 27.50% Financial Highlights CF 793,376 1,112,261 c/c% 9.68% 14.84% Year 1 Net Operating Income $1,935,917 Cap Rate 8.47% 8.75% Rentable Square Feet 147,755 147,755 Year 1 Cap Rate 8.47% Cost per Square Foot 154.65 184.52 5 Year Unleveraged IRR 10.91%

5 Year Leveraged IRR 19.06% New Debt-Sept. 2020 19,766,134 10 Year Unleveraged IRR 10.47% Exsisting Debt-Sept. 2020 (13,274,855) 10 Year Leveraged IRR 19.38% CashAvailable 6,491,279 Price/SF $154.65 Defeance Fee (960,220) Points/ Fees (1.00%) (197,661) (1,157,881) Cash Available to be Returned (5,333,398) Original Down Payment 8,193,158 Condo in suite 207 with 7,523 sqaure feet is included in analysis for reimbursement Cash Available to be Returned (5,333,398) purposes on CAM, but is not included in sale, nor included in per foot sales price Adjusted Cah Investment 2,859,760 of $154.65 Percent of Purchase Price 12.52% Refinance loan is a 72.5% LTV calculated from capitalizing year four NOIby Original Down Payment 8,193,158 8.75%. Equity Left in the Deal After Refinance (2,857,760) Prepyament penalty of $960,220 based on loan balance at end of Sept. 2020 of Returned Equity 5,335,398 $13,274,885 Returned Equity % 65.12%

10/1/2017 Refinance Sept. 2020 FMV Financial Summary 22,850,000 27,263,634 NOI 1,935,917 2,385,568 DCR 1.69 1.87 INVESTMENT YIELD METRICS SUMMARY DS 1,142,541 1,273,307 Purchase Price $22,850,000 Interest Rate 4.87% 5.00% Price Per Square Foot (Available for Sale) $154.65 Amortization 25 30 Initial Capitalization Rate (10/1/2017 to 9/30/2018) 8.47% Debt K% 7.795% 6.442% Loan Balance 14,656,842 19,766,134 LTV% 64.14% 72.50% Year 1 Year 2 Year 3 Average 3 Year DP 8,193,158 7,497,499 All Cash Cash-on-Cash Return 5.90% 9.14% 9.06% 8.03% DP% 35.86% 27.50% CF 793,376 1,112,261 First 5 Year Avg Cash on Cash Return 8.56% c/c% 9.68% 14.84% Cap Rate 8.47% 8.75% Rentable Square Feet 147,755 147,755 Year 3 Year 5 Year 7 Year 10 Cost per Square Foot 154.65 184.52 All Cash Internal Rate of Return 11.81% 10.91% 10.67% 10.47% Residual Cap Rate 9.00% 9.00% 9.00% 9.00% Residual Cost of Sale 2.50% 2.50% 2.50% 2.50%

Year 3 Year 5 Year 7 Year 10 Leveraged IRR 17.98% 19.06% 19.50% 19.38%

Assumptions

GLOBAL SECOND GENERATION LEASING ASSUMPTIONS Analysis Begin Date: 10/01/17 Renewal Probability: 85.0% Analysis End Date: 9/30/27 Average Lease Term: 3 Yrs to 5 Yrs Term: 10 Yrs Annual Escalations in New Leases: 2.0% Building Size (SF): Office 135,940 SF Leasing Commissions: New Renewal Wt Avg Retail 11,815 SF 5.00% 3.50% 3.73% Condo (Not for Sale) 147,755 SF 7,523 SF Tenant Improvements: New Renewal Wt Avg Total 155,278 SF $8.00 $5.00 $5.45 Vacancy Reserve (% of EGR): Year 1 13.5% Downtime: New Renewal Wt Avg Year 2 10.0% 9.0 Mo. 0.0 Mo. 1.4 Mo. Year 3 5.0% Thereafter 5.0% Credit Loss (% of EGR) 0.0% CPI: 2.0% INCOME Market Rents: Annual Monthly Office & Retail $15.00 SF to $32.00 SF $1.25 SF to $2.67 SF VACANT LEASE-UP Market Rent Growth: 2.00% Vacant Space Lease-up: 37,688 SF

EXPENSES NOTES TO ANALYSIS Operating Expenses (Proforma Year 10/1/2017 to 9/30/2018): 1. The six vacancies are assumed to be leased at 10-1-2017 Operating: $748,931 $4.82 2.0% Growth 2. General vacancy factor of 13.5% (year 1) 10% (year 2) and 5.00% (year 3 and thereafter) is Taxes: $450,478 $2.90 2.0% Growth meant to account to leasing up all vacant space as of 10-1-2017 Management Fee: $100,246 $.65 3.0% of EGR 3. Market rents are based upon new market rate at COE Non-Recoverable: $105,958 $0.68 Total: $1,405,613 *$8.92 Reserves $0.20 SF Recovery Type: NNN Property Tax Millage Rate: 1.975781% *Based on 155,278 SF

Rent Roll As of October 1, 2017 for 155,278 Square Feet SUITE TENANT SF % NRA BEGIN

101 Robert Morris University 1,283 0.83% Jan-2003

102 Robert Morris University 9,217 5.94% Jan-2001

111 Robert Morris University 442 0.28% Jan-2003

205 Robert Morris University 2,774 1.79% Jul-2004

201 Robert Morris University 2,201 1.42% Oct-2001

R202A Robert Morris University 1,292 0.83% Jul-2004

200 Robert Morris University 6,989 4.50% Aug-2006

103 Robert Morris University 6,400 4.12% Jun-2011

207 County of Peoria-Condo 7,523 4.84% Jan-2001

300 County of Peoria/IL-Hth 19,602 12.62% Jul-2009

For a complete Rent Roll, contact your Representative to prepare and deliver a Confidentiality Agreement as instructed therein.

Rent Roll As of October 1, 2017 for 155,278 Square Feet SUITE TENANT SF % NRA BEGIN

400 U.S. Attorney (GSA) 21,631 13.93% Jun-2000

500 Vacant 22,441 14.45%

701 Vacant 3,397 2.19%

703 Vacant 5,272 3.40%

600 Howard & Howard 12,493 8.05% Oct-1999

602 VACANT 2,476 1.59%

604 GSA - Off. of Comptroller 6,815 4.39% Nov-2010

700 VACANT 1,962 1.26%

702 VACANT 630 0.41%

705 Wells Fargo 3,937 2.54% Oct-2011

710 FBI (GSA) 5,978 3.85% Jun-2011

For a complete Rent Roll, contact your Representative to prepare and deliver a Confidentiality Agreement as instructed therein.

Rent Roll Financing Overview As of October 2017 for 155,278 Square Feet SUITE TENANT SF % NRA BEGIN Assumed Loan Refinance

R206A Chase Property Management 1,220 0.79% Nov-2004 List Price/FMV 22,850,000 27,263,634 Year 4 Net Operating Income 1,935,917 2,385,568 R208a Jimmy John's 2,138 1.38% Apr-2015 Debt Service 1,142,541 1,273,307 Interest Rate 4.87% 5.00% R210 CEFCU 3,083 1.99% Apr-2015 Amortization 25 30 Loan Constant % 7.8% 6.4% R212-1 Heartland Bank 2,572 1.66% Oct-2004 Loan Balance 14,656,842 19,766,134 Loan to Value% 64.15% 72.50% R219F VACANT 1,510 0.97% Down Payment/ Implied Equity 8,191,158 7,497,499 DP % 35.86% 27.50% Cap Rate 8.47% 8.75% Leased Office Space 99,762 64.25% Leased Retail Space 10,305 6.64% SF 147,755 147,755 Condo Space 7,523 4.48% Price/ SF 154.65 184.52 Vacant Office 36,178 23.30% Vacant Retail 1,510 .97% Totals & Averages 155,278 100.0%

Condo in suite 207 with 7,523 sqaure feet is included in analysis for reimbursement purposes on CAM, but is not included in sale nor included in per foot sales price of $157.36

Refinance loan is a 72.5% LTV calculated from capitalizing year four NOI by 8.75%.

Prepyament penalty of $960,220 based on loan balance at end of Sept. 2020 of $13,274,885.

One point to originate new $19,766,132 loan + one point to assume existing loan.

For a complete Rent Roll, contact your Representative to prepare and deliver a Confidentiality Agreement as instructed therein.

Property Summary

TIMING & INFLATION PROPERTY PURCHASE & RESALE Reporting Period: October 1, 2017 to September 30, 2027; 10 years Purchase Price: $22,850,000 Inflation Month: Analysis Start Resale Method: Capitalize Net Operating Income General Inflation Rate: 2.00% Terminal Cap Rate: 9.00% Cap Year: Year 11 PROPERTY SIZE & OCCUPANCY Commission/Closing Cost: $743,821 Property Size: 155,278 Square Feet Net Cash Flow from Sale: $11,659,350 Alternate Size: 147,755 Square Feet Number of rent roll tenants: 26 PROPERTY PURCHASE & RESALE Total Occupied Area: 155,278 Square Feet, 100.00%, during first month of analysis Discount Method: Annually (Endpoint on Cash Flow & Resale) Unleveraged Discount Rate: 10.00% GENERAL VACANCY Unleveraged Present Value: $23,583,621 at 10.00% Method: Percent of Potential Gross Revenue Unleveraged Annual IRR: 10.47% Rate: 13.50% for 1 year 10.00% for 2 years Leveraged Discount Rate: 19.00% 5.00% thereafter Value of Equity Interest: $8,337,489 at 19.00% Leveraged Annual IRR: 19.38% DEBT FINANCING Number of Notes: 2 Beginning Principal Balance: Year 1 $14,656,841 Average Year 1 Interest Rate 4.87%

Schedule of Prospective 10 Year Cash Flow YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 YEAR 11 SEP-2018 SEP-2019 SEP-2020 SEP-2021 SEP-2022 SEP-2023 SEP-2024 SEP-2025 SEP-2026 SEP-2027 SEP-2028 Potential Gross Revenue Base Rental Revenue $2,994,479 $3,029,981 $3,094,715 $3,135,696 $3,215,059 $3,240,541 $3,286,112 $3,355,070 $3,404,295 $3,481,046 $3,565,167 Absorption & Turnover Vacancy -16,657 -40,931 -7,354 -29,331 -51,329 -134,218 -57,190 -30,598 -58,494 -148,187 Scheduled Base Rental Revenue 2,977,822 2,989,050 3,087,361 3,106,365 3,163,730 3,106,323 3,286,112 3,297,880 3,373,697 3,422,552 3,416,980

Expense Reimbursement Revenue Real Estate Taxes 282,590 257,187 261,012 265,722 264,547 267,595 283,955 287,627 293,697 291,756 295,446 Insurance 16,286 16,783 17,040 17,351 17,305 17,516 18,531 18,782 19,176 19,086 19,342 Utilities 185,306 190,976 193,887 197,415 196,904 199,298 210,852 213,688 218,182 217,172 220,041 Management Fee 64,695 68,531 73,518 74,430 74,180 74,249 78,824 79,834 81,194 80,537 81,746 Infrastructure 20,871 21,510 21,835 22,235 22,175 22,446 23,746 24,068 24,574 24,457 24,783 Maitenance & Operations 260,874 268,855 272,954 277,917 277,200 280,571 296,837 300,832 307,156 305,738 309,773 Total Reimbursement Revenue 830,622 823,842 840,246 855,070 852,311 861,675 912,745 924,831 943,979 938,746 951,131

Other Income 20,000 20,400 20,808 21,224 21,649 22,082 22,523 22,974 23,433 23,902 24,380 Extra MGMT Recovery Past NNN 17,939 18,298 18,664 19,037 19,418 19,806 20,202 20,606 21,018 21,439 21,868

Total Potential Gross Revenue 3,846,383 3,851,590 3,967,079 4,001,696 4,057,108 4,009,886 4,241,582 4,266,291 4,362,127 4,406,639 4,414,359 General Vacancy -504,853 -348,321 -191,368 -172,220 -154,093 -72,987 -212,079 -158,984 -189,038 -164,763 -79,940 Effective Gross Revenue 3,341,530 3,503,269 3,775,711 3,829,476 3,903,015 3,936,899 4,029,503 4,107,307 4,173,089 4,241,876 4,334,419

Operating Expenses Real Estate Taxes 450,478 405,430 413,539 421,809 430,246 438,850 447,627 456,580 465,712 475,026 484,526 Insurance 25,236 25,741 26,256 26,781 27,316 27,863 28,420 28,988 29,568 30,159 30,763 Utilities 287,133 292,876 298,733 304,708 310,802 317,018 323,358 329,826 336,422 343,151 350,014 Management Fee 100,246 105,098 113,271 114,884 117,090 118,107 120,885 123,219 125,193 127,256 130,033 Infrastructure 32,338 32,985 33,644 34,317 35,004 35,704 36,418 37,146 37,889 38,647 39,420 Maitenance & Operations 404,224 412,308 420,555 428,966 437,545 446,296 455,222 464,326 473,613 483,085 492,747 Non Reimburseable 105,958 108,077 110,239 112,443 114,692 116,986 119,326 121,712 124,147 126,630 129,162 Total Operating Expenses 1,405,613 1,382,515 1,416,237 1,443,908 1,472,695 1,500,824 1,531,256 1,561,797 1,592,544 1,623,954 1,656,665

Net Operating Income 1,935,917 2,120,754 2,359,474 2,385,568 2,430,320 2,436,075 2,498,247 2,545,510 2,580,545 2,617,922 2,677,754

Leasing & Capital Costs Tenant Improvements 369,591 143,212 77,459 210,927 428,500 171,503 85,521 232,883 473,098 Leasing Commissions 187,110 112,781 64,468 120,381 310,395 131,409 71,176 132,775 342,700 Capital Reserves 31,056 31,677 32,310 32,956 33,616 34,288 34,974 35,673 36,387 37,114 37,857 Total Leasing & Capital Costs 587,757 31,677 288,303 174,883 364,924 773,183 34,974 338,585 193,084 402,772 853,655

Cash Flow Before Debt Service 1,348,160 2,089,077 2,071,171 2,210,685 2,065,396 1,662,892 2,463,273 2,206,925 2,387,461 2,215,150 1,824,099

Debt Service Interest Payments 704,087 682,252 741,687 980,469 965,487 949,738 933,184 915,782 897,491 878,263 Principal Payments 438,454 460,290 506,963 292,838 307,820 323,569 340,123 357,524 375,816 395,043 Origination Points & Fees 146,588 1,157,881 Total Debt Service 1,289,129 1,142,542 2,406,531 1,273,307 1,273,307 1,273,307 1,273,307 1,273,306 1,273,307 1,273,306

Cash Flow After Debt Service But Before Taxes $59,031 $946,535 ($335,360) $937,378 $792,089 $389,585 $1,189,966 $933,619 $1,114,154 $941,844 $1,824,099

Sources of Expense Reimbursements Revenue FOR THE YEARS ENDING YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 YEAR 11 SEP-2018 SEP-2019 SEP-2020 SEP-2021 SEP-2022 SEP-2023 SEP-2024 SEP-2025 SEP-2026 SEP-2027 SEP-2028

Reimbursable Expenses Real Estate Taxes $450,478 $405,430 $413,539 $421,809 $430,246 $438,850 $447,627 $456,580 $465,712 $475,026 $484,526 Insurance 25,236 25,741 26,256 26,781 27,316 27,863 28,420 28,988 29,568 30,159 30,763 Utilities 287,133 292,876 298,733 304,708 310,802 317,018 323,358 329,826 336,422 343,151 350,014 Management Fee 100,245 105,097 113,271 114,884 117,090 118,106 120,884 123,218 125,192 127,255 130,032 Infrastructure 32,338 32,985 33,644 34,317 35,004 35,704 36,418 37,146 37,889 38,647 39,420 Maitenance & Operations 404,224 412,308 420,555 428,966 437,545 446,296 455,222 464,326 473,613 483,085 492,747

Total Reimbursable Expenses $1,299,654 $1,274,437 $1,305,998 $1,331,465 $1,358,003 $1,383,837 $1,411,929 $1,440,084 $1,468,396 $1,497,323 $1,527,502

Expense Reimbursements Real Estate Taxes $282,590 $257,187 $261,012 $265,722 $264,547 $267,595 $283,955 $287,627 $293,697 $291,756 $295,446 Insurance 16,286 16,783 17,040 17,351 17,305 17,516 18,531 18,782 19,176 19,086 19,342 Utilities 185,306 190,976 193,887 197,415 196,904 199,298 210,852 213,688 218,182 217,172 220,041 Management Fee 64,695 68,531 73,518 74,430 74,180 74,249 78,824 79,834 81,194 80,537 81,746 Infrastructure 20,871 21,510 21,835 22,235 22,175 22,446 23,746 24,068 24,574 24,457 24,783 Maitenance & Operations 260,874 268,855 272,954 277,917 277,200 280,571 296,837 300,832 307,156 305,738 309,773

Total Reimbursable Expenses $830,622 $823,842 $840,246 $855,070 $852,311 $861,675 $912,745 $924,831 $943,979 $938,746 $951,131

Expense Reimbursements Real Estate Taxes 62.73% 63.44% 63.12% 63.00% 61.49% 60.98% 63.44% 63.00% 63.06% 61.42% 60.98% Insurance 64.53% 65.20% 64.90% 64.79% 63.35% 62.86% 65.20% 64.79% 64.85% 63.28% 62.87% Utilities 64.54% 65.21% 64.90% 64.79% 63.35% 62.87% 65.21% 64.79% 64.85% 63.29% 62.87% Management Fee 64.54% 65.21% 64.90% 64.79% 63.35% 62.87% 65.21% 64.79% 64.86% 63.29% 62.87% Infrastructure 64.54% 65.21% 64.90% 64.79% 63.35% 62.87% 65.20% 64.79% 64.86% 63.28% 62.87% Maitenance & Operations 64.54% 65.21% 64.90% 64.79% 63.35% 62.87% 65.21% 64.79% 64.85% 63.29% 62.87%

Total Reimbursable Expenses 63.91% 64.64% 64.34% 64.22% 62.76% 62.27% 64.65% 64.22% 64.29% 62.69% 62.27%

Condo in suite 207 with 7,523 sqaure feet is included in analysis for reimbursement purposes on CAM, but is not included in sale nor included in per foot sales price of $157.36

Refinance loan is a 72.5% LTV calculated from capitalizing year four NOI by 8.75%.

Prepyament penalty of $960,220 based on loan balance at end of Sept. 2020 of $13,274,885. One point to originate new $19,766,132 loan + one point to assume loan $146,588.

Loan Summary – Existing Loan Assumption YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 SEP-2018 SEP-2019 SEP-2020 SEP-2021 SEP-2022 SEP-2023 SEP-2024 SEP-2025 SEP-2026 SEP-2027 Minimum Debt Service Interest Payments $704,087 $682,252 $659,328 Principal Payments 438,454 460,290 483,213 Total Minimum Debt Service 1,142,541 1,142,542 1,142,541

Reductions & Retirement Principal Balloon or Call 13,274,885 Total Reductions & Retirement 13,274,885

Total Cash Flow Paid To Lender $1,142,541 $1,142,542 $14,417,426

Principal Balance Summary Beginning Principal Balance $14,656,842 $14,218,387 $13,758,098 Periodic Principal Reductions -438,454 -460,290 -483,213 Principal Balloon Payments -13,274,885 Ending Principal Balance $14,218,388 $13,758,097

Interest Rates Interest Rate on Principal 4.87% 4.87% 4.87%

Condo in suite 207 with 7,523 sqaure feet is included in analysis for reimbursement purposes on CAM, but is not included in sale nor included in per foot sales price of $157.36

Refinance loan is a 72.5% LTV calculated from capitalizing year four NOI by 8.75%.

Prepyament penalty of $960,220 based on loan balance at end of Sept. 2020 of $13,274,885.

One point to originate new $19,766,132 loan + one point to assume loan $146,588.

Loan Summary – Refinance YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 SEP-2018 SEP-2019 SEP-2020 SEP-2021 SEP-2022 SEP-2023 SEP-2024 SEP-2025 SEP-2026 SEP-2027 Minimum Debt Service Interest Payments $82,359 $980,469 $965,487 $949,738 $933,184 $915,782 $897,491 $878,263 Principal Payments 23,750 292,838 307,820 323,569 340,123 357,524 375,816 395,043 Total Minimum Debt Service 106,109 1,273,307 1,273,307 1,273,307 1,273,307 1,273,306 1,273,307 1,273,306

Fees & Contingencies Origination Points & Fees 1,157,881 Total Fees & Contingencies 1,157,881

Reductions & Retirement Principal Balloon or Call 17,349,651 Total Reductions & Retirement 17,349,651

Total Cash Flow Paid To Lender $1,263,990 $1,273,307 $1,273,307 $1,273,307 $1,273,307 $1,273,306 $1,273,307 $18,622,957

Principal Balance Summary Beginning Principal Balance $19,766,134 $19,742,385 $19,449,546 $19,141,726 $18,818,158 $18,478,034 $18,120,510 $17,744,694 Periodic Principal Reductions -23,750 -292,838 -307,820 -323,569 -340,123 -357,524 -375,816 -395,043 Principal Balloon Payments (17,349,651) Ending Principal Balance $19,742,384 $19,449,547 $19,141,726 $18,818,157 $18,478,035 $18,120,510 $17,744,694

Interest Rates Interest Rate on Principal 0.42% 5.00% 5.00% 5.00% 5.00% 5.00% 5.00% 5.00%

Condo in suite 207 with 7,523 sqaure feet is included in analysis for reimbursement purposes on CAM, but is not included in sale nor included in per foot sales price of $157.36

Refinance loan is a 72.5% LTV calculated from capitalizing year four NOI by 8.75%.

Prepyament penalty of $960,220 based on loan balance at end of Sept. 2020 of $13,274,885. One point to originate new $19,766,132 loan + one point to assume loan $146,588.

Consolidated Loan YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 SEP-2018 SEP-2019 SEP-2020 SEP-2021 SEP-2022 SEP-2023 SEP-2024 SEP-2025 SEP-2026 SEP-2027 Minimum Debt Service Interest Payments $704,087 $682,252 $741,687 $980,469 $965,487 $949,738 $933,184 $915,782 $897,491 $878,263 Principal Payments 438,454 460,290 506,963 292,838 307,820 323,569 340,123 357,524 375,816 395,043 Total Minimum Debt Service 1,142,541 1,142,542 1,248,650 1,273,307 1,273,307 1,273,307 1,273,307 1,273,306 1,273,307 1,273,306

Fees & Contingencies Origination Points & Fees 146,588 1,157,881 Total Fees & Contingencies 146,588 1,157,881

Reductions & Retirement Principal Balloon or Call 13,274,885 17,349,651 Total Reductions & Retirement 13,274,885 17,349,651

Total Cash Flow Paid To Lender $1,289,129 $1,142,542 $15,681,416 $1,273,307 $1,273,307 $1,273,307 $1,273,307 $1,273,306 $1,273,307 $18,622,957

Principal Balance Summary Beginning Principal Balance $14,656,842 $14,218,387 $33,524,232 $19,742,385 $19,449,546 $19,141,726 $18,818,158 $18,478,034 $18,120,510 $17,744,694 Periodic Principal Reductions -438,454 -460,290 -506,963 -292,838 -307,820 -323,569 -340,123 -357,524 -375,816 -395,043 Principal Balloon Payments (13,274,885) (17,349,651) Ending Principal Balance $14,218,388 $13,758,097 $19,742,384 $19,449,547 $19,141,726 $18,818,157 $18,478,035 $18,120,510 $17,744,694

Interest Rates Interest Rate on Principal 4.87% 4.87% 4.88% 5.00% 5.00% 5.00% 5.00% 5.00% 5.00% 5.00%

Notes: • Condo in suite 207 with 7,523 sqaure feet is included in analysis for reimbursement purposes on CAM, but is not included in sale nor included in per foot sales price of $157.36 • Refy loan is a 72.5% LTV calculated from capitalizing year four NOI by 8.75%. • Prepyament penalty of $960,220 based on loan balance at end of Sept. 2020 of $13,274,885 • One point to originate new $19,766,132 loan + one point to assume loan $146,588

Schedule of Sources & Uses YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 SEP-2018 SEP-2019 SEP-2020 SEP-2021 SEP-2022 SEP-2023 SEP-2024 SEP-2025 SEP-2026 SEP-2027 Sources Of Capital Net Operating Gains $1,935,917 $2,120,754 $2,359,474 $2,385,568 $2,430,320 $2,436,075 $2,498,247 $2,545,510 $2,580,545 $2,617,922 Debt Funding Proceeds 14,656,841 19,766,134 Initial Equity Contribution 8,193,159 Net Proceeds from Sale 29,009,001

Total Sources Of Capital $24,785,917 $2,120,754 $22,125,608 $2,385,568 $2,430,320 $2,436,075 $2,498,247 $2,545,510 $2,580,545 $31,626,923

Uses Of Capital Property Purchase Price $22,850,000 Total Debt Service 1,289,129 1,142,542 2,406,531 1,273,307 1,273,307 1,273,307 1,273,307 1,273,306 1,273,307 1,273,306 Tenant Improvements 369,591 143,212 77,459 210,927 428,500 171,503 85,521 232,883 Leasing Commissions 187,110 112,781 64,468 120,381 310,395 131,409 71,176 132,775 Capital Costs & Reserves 31,056 31,677 32,310 32,956 33,616 34,288 34,974 35,673 36,387 37,114 Retirement & Penalties 13,274,885 17,349,651 Defined Uses Of Capital 24,726,886 1,174,219 15,969,719 1,448,190 1,638,231 2,046,490 1,308,281 1,611,891 1,466,391 19,025,729 Cash Flow Distributions 59,031 946,535 6,155,889 937,378 792,089 389,585 1,189,966 933,619 1,114,154 12,601,194 Total Uses Of Capital $24,785,917 $2,120,754 $22,125,608 $2,385,568 $2,430,320 $2,436,075 $2,498,247 $2,545,510 $2,580,545 $31,626,923

Unleveraged Cash On Cash Return Cash to Purchase Price 5.90% 9.14% 9.06% 9.67% 9.04% 7.28% 10.78% 9.66% 10.45% 9.69% NOI to Book Value 8.26% 9.04% 9.93% 9.97% 10.00% 9.72% 9.95% 10.00% 10.07% 10.05% Cash to Purchase Price & Costs 5.90% 9.14% 9.06% 9.67% 9.04% 7.28% 10.78% 9.66% 10.45% 9.69%

Leveraged Cash On Cash Return Cash to Initial Equity 0.72% 11.55% 75.13% 11.44% 9.67% 4.76% 14.52% 11.40% 13.60% 11.50%

Unleveraged Annual IRR 10.47% Leveraged Annual IRR 19.38%

Resale YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 SEP-2018 SEP-2019 SEP-2020 SEP-2021 SEP-2022 SEP-2023 SEP-2024 SEP-2025 SEP-2026 SEP-2027 Resale Amount Gross Proceeds from Sale $23,563,933 $26,216,378 $26,506,311 $27,003,556 $27,067,500 $27,758,300 $28,283,444 $28,672,722 $29,088,022 $29,752,822 Commissions & Adjustments -589,098 -655,409 -662,658 -675,089 -676,688 -693,958 -707,086 -716,818 -727,201 -743,821

Net Proceeds From Sale 22,974,835 25,560,969 25,843,653 26,328,467 26,390,812 27,064,342 27,576,358 27,955,904 28,360,821 29,009,001

Outstanding Debt Retirement Total Principal Balances -14,218,388 -13,758,097 -19,742,384 -19,449,547 -19,141,726 -18,818,157 -18,478,035 -18,120,510 -17,744,694 -17,349,651

Net Resale Proceeds After Debt $8,756,447 $11,802,872 $6,101,269 $6,878,920 $7,249,086 $8,246,185 $9,098,323 $9,835,394 $10,616,127 $11,659,350

Unleveraged Annual IRR 6.45% 12.99% 11.81% 11.50% 10.91% 10.63% 10.67% 10.55% 10.50% 10.47% Leveraged Annual IRR 7.60% 25.10% 17.98% 19.32% 19.06% 19.06% 19.50% 19.43% 19.42% 19.38%

Condo in suite 207 with 7,523 sqaure feet is included in analysis for reimbursement purposes on CAM, but is not included in sale nor included in per foot sales price of $157.36

Refinance loan is a 72.5% LTV calculated from capitalizing year four NOI by 8.75%.

Prepyament penalty of $960,220 based on loan balance at end of Sept. 2020 of $13,274,885 One point to originate new $19,766,132 loan + one point to assume load $146,588

Detailed PV – Unleveraged ANALYSIS FOR THE YEAR ANNUAL CASH P.V. OF CASH P.V. OF CASH P.V. OF CASH P.V. OF CASH P.V. OF CASH P.V. OF CASH P.V. OF CASH PERIOD ENDING FLOW FLOW @ 7% FLOW @ 8% FLOW @ 9% FLOW @ 10% FLOW @ 11% FLOW @ 12% FLOW @ 13%

YEAR 1 Sept 2018 $1,348,160 $1,259,963 $1,248,296 $1,236,844 $1,225,600 $1,214,559 $1,203,714 $1,193,062 YEAR 2 Sept 2019 2,089,077 1,824,680 1,791,047 1,758,334 1,726,510 1,695,541 1,665,400 1,636,054 YEAR 3 Sept 2020 2,071,171 1,690,693 1,644,162 1,599,324 1,556,101 1,514,423 1,474,218 1,435,425 YEAR 4 Sept 2021 2,210,685 1,686,521 1,624,920 1,566,105 1,509,928 1,456,246 1,404,931 1,355,855 YEAR 5 Sept 2022 2,065,396 1,472,599 1,405,674 1,342,366 1,282,448 1,225,712 1,171,961 1,121,014 YEAR 6 Sept 2023 1,662,892 1,108,055 1,047,904 991,528 938,660 889,050 842,473 798,718 YEAR 7 Sept 2024 2,463,273 1,534,002 1,437,296 1,347,495 1,264,048 1,186,457 1,114,259 1,047,040 YEAR 8 Sept 2025 2,206,925 1,284,451 1,192,333 1,107,581 1,029,547 957,643 891,340 830,157 YEAR 9 Sept 2026 2,387,461 1,298,620 1,194,325 1,099,254 1,012,516 933,317 860,943 794,749 YEAR 10 Sept 2027 2,215,150 1,126,070 1,026,043 935,703 854,037 780,142 713,219 652,558

Total Cash Flow 20,720,190 14,285,654 13,612,000 12,984,534 12,399,395 11,853,090 11,342,458 10,864,632 Property Resale @ 9% Cap Rate 29,009,001 14,746,705 13,436,780 12,253,716 11,184,226 10,216,520 9,340,122 8,545,714

Total Property Present Value $29,032,359 $27,048,780 $25,238,250 $23,583,621 $22,069,610 $20,682,580 $19,410,346 Rounded To Thousands $29,032,000 $27,049,000 $25,238,000 $23,584,000 $22,070,000 $20,683,000 $19,410,000

Per Square Feet 186.97 174.20 162.54 151.88 142.13 133.20 125.00

Percentage Value Distribution Assured Income 26.07% 27.29% 28.53% 29.80% 31.09% 32.39% 33.72% Prospective Income 23.14% 23.03% 22.92% 22.78% 22.62% 22.45% 22.25% Prospective Property Resale 50.79% 49.68% 48.55% 47.42% 46.29% 45.16% 44.03% 100.00% 100.00% 100.00% 100.00% 100.00% 100.00% 100.00%

Condo in suite 207 with 7,523 sqaure feet is included in analysis for reimbursement purposes on CAM, but is not included in sale nor included in per foot sales price of $157.36

Refinance loan is a 72.5% LTV calculated from capitalizing year four NOI by 8.75%.

Prepyament penalty of $960,220 based on loan balance at end of Sept. 2020 of $13,274,885 One point to originate new $19,766,132 loan + one point to assume load $146,588

Detailed PV – Leveraged ANALYSIS FOR THE YEAR ANNUAL CASH P.V. OF CASH P.V. OF CASH P.V. OF CASH P.V. OF CASH P.V. OF CASH P.V. OF CASH P.V. OF CASH PERIOD ENDING FLOW FLOW @ 16% FLOW @ 17% FLOW @ 18% FLOW @ 19% FLOW @ 20% FLOW @ 21% FLOW @ 22%

YEAR 1 Sept 2018 $59,031 $50,889 $50,454 $50,026 $49,606 $49,193 $48,786 $48,386 YEAR 2 Sept 2019 946,535 703,429 691,456 679,787 668,410 657,315 646,496 635,941 YEAR 3 Sept 2020 6,155,889 3,943,818 3,843,556 3,746,664 3,653,001 3,562,436 3,474,839 3,390,091 YEAR 4 Sept 2021 937,378 517,706 500,232 483,489 467,442 452,054 437,294 423,131 YEAR 5 Sept 2022 792,089 377,123 361,281 346,230 331,924 318,322 305,384 293,073 YEAR 6 Sept 2023 389,585 159,903 151,875 144,314 137,189 130,472 124,134 118,152 YEAR 7 Sept 2024 1,189,966 421,045 396,491 373,560 352,133 332,097 313,355 295,812 YEAR 8 Sept 2025 933,619 284,777 265,878 248,379 232,163 217,130 203,183 190,236 YEAR 9 Sept 2026 1,114,154 292,970 271,190 251,192 232,821 215,931 200,390 186,083 YEAR 10 Sept 2027 941,844 213,501 195,938 179,953 165,390 152,113 140,000 128,937

Total Cash Flow 13,460,090 6,965,161 6,728,351 6,503,594 6,290,079 6,087,063 5,893,861 5,709,842 Property Resale @ 9% Cap Rate 11,659,350 2,642,983 2,425,581 2,227,687 2,047,410 1,883,050 1,733,088 1,596,159

Total Property Present Value $9,608,144 $9,153,932 $8,731,281 $8,337,489 $7,970,113 $7,626,949 $7,306,001 Rounded To Thousands $9,608,000 $9,154,000 $8,731,000 $8,337,000 $7,970,000 $7,627,000 $7,306,000

Per Square Feet 61.88 58.95 56.23 53.69 51.33 49.12 47.05

Value of Equity Interest $9,608,144 $9,153,932 $8,731,281 $8,337,489 $7,970,113 $7,626,949 $7,306,001 Debt Balance as of Oct-2017 14,656,841 14,656,841 14,656,841 14,656,841 14,656,841 14,656,841 14,656,841 14,656,841

Total Leveraged Present Value 24,264,985 23,810,773 23,388,122 22,994,330 22,626,954 22,283,790 21,962,842 Rounded to Thousands $24,265,000 $23,811,000 $23,388,000 $22,994,000 $22,627,000 $22,284,000 $21,963,000

Per Square Feet 156.27 153.34 150.62 148.08 145.72 143.51 141.44

Condo in suite 207 with 7,523 sqaure feet is included in analysis for reimbursement purposes on CAM, but is not included in sale nor included in per foot sales price of $157.36

Refinance loan is a 72.5% LTV calculated from capitalizing year four NOI by 8.75%.

Prepyament penalty of $960,220 based on loan balance at end of Sept. 2020 of $13,274,885 One point to originate new $19,766,132 loan + one point to assume loan $146,588

FINANCIAL ANALYSIS ONE TECHNOLOGY PLAZA

Peoria Sales Comparables

Name Address Market Sales Sales Price Bldg SF Price/SF Actual Cap NOI/SF Occupancy Year Built Tenants Class Date Rate 1745 N Brown Rd (Multi- 1 Huntcrest II Property), Lawrenceville, Atlanta 6/1/16 $16,682,939 105,015 $158.86 71.70% 2001 13 A GA

1515 Ringling Blvd, Tampa/St 2 Northern Trust Plaza 3/30/17 $17,000,000 109,938 $154.63 7.80 $12.06 80.00% 1982 23 B Sarasota, FL Petersburg

2530 Meridian Pky Raleigh/ 3 Meridian Corporate Center 2/12/16 $15,225,000 104,179 $146.14 7.75 $11.33 81.10% 1999 32 A Durham, NC Durham

11320 Random Hills Rd, Washington, 4 Fair Oaks Commerce Center 4/12/17 $23,500,000 140,897 $166.79 8.00 $13.34 82.00% 1988 23 A Fairfax, VA DC

AVERAGE $18,101,985 115,007 $156.61 7.85 $12.36 78.70% 1993 23

SUBJECT Peoria, IL Peoria $22,850,000 147,755 $154.65 8.47 $13.10 74.49% 2000 12 A

1 Huntcrest II 1745 N Brown Rd (Multi-Property), Lawrenceville GA

Asking Price: $16,682,939

Price/Rentable SF: $158.86 Close of Escrow: 6/1/16 Rentable SF: 105,015 Year Built/Renovated: 2001 CAP Rate: N/A Occupancy: 71.70%

2 Northern Trust Plaza 1515 Ringling Blvd, Sarasota, FL

Asking Price: $17,000,000 Price/Rentable SF: $154.63 Close of Escrow: 3/30/17 Rentable SF: 109,938 Year Built/Renovated: 1982 CAP Rate: 7.80% Occupancy: 80.00%

3 Meridian Corporate Center 2530 Meridian Pky Durham, NC

Asking Price: $15,225,000 Price/Rentable SF: $146.14 Close of Escrow: 2/12/16 Rentable SF: 104,179 Year Built/Renovated: 1999 CAP Rate: 7.75% Occupancy: 81.10%

4 Fair Oaks Commerce Center 11320 Random Hills Rd, Fairfax, VA

Asking Price: $23,500,000

Price/Rentable SF: $166.79 Close of Escrow: 4/12/17 Rentable SF: 140,897 Year Built/Renovated: 1988 CAP Rate: 8.00% Occupancy: 82.00%

Quebec' WASHINGTON MONTANA MAINE Portland FINANCIAL ANALYSISNORTH DAKOTA ONE TECHNOLOGY PLAZA Halifax NOVA MINNESOTA Montreal´ SCOTIA

Ottawa Eugene Fargo OREGON IDAHO Billings Comparable Investment Office Sales Map N.H. WISCONSIN Boise St Paul SOUTH DAKOTA Minneapolis Toronto NEW YORK VT. Boston Rapid City Syracuse Rochester MASS Albany Providence 5 MICHIGAN Flint Buffalo Sioux Falls Madison Milwaukee RHODE ISLAND Grand Rapids Warren Erie CONN WYOMING IOWA Bridgeport Detroit NEBRASKA Cedar Cleveland New York Reno Chicago Newark NEVADA Rapids Toledo NEW JERSEY Des Moines Salt Lake City Davenport Gary Akron PENNSYLVANIA Omaha Fort Philadelphia Sacramento Lincoln Wayne Pittsburgh Oakland Peoria OHIO San Francisco Baltimore Modesto COLORADO Columbus DELAWARE Indianapolis Dayton San Jose Denver 4 DC Aurora Springfield Cincinnati W VIRGINIA MARYLAND Fresno UTAH KANSAS Kansas INDIANA Colorado City ILLINOIS Charleston Springs Topeka Kansas Richmond CALIFORNIA City St Louis Newport News Louisville Lexington Norfolk VIRGINIA Virginia Beach Las Vegas KENTUCKY Wichita MISSOURI Springfield Raleigh3 Winston- Salem NORTH CAROLINA Flagstaff Los Angeles Riverside Knoxville Tulsa TENNESSEE Nashville Charlotte Anaheim Long Beach ARIZONA Albuquerque Oklahoma City Chattanooga ARKANSAS Memphis SOUTH CAROLINA NEW MEXICO OKLAHOMA 6 Huntsville San Diego Phoenix 1 Columbia Mesa Little Rock BAJA CALIF. Atlanta MISSISSIPPI Birmingham Charleston Tucson Dallas ALABAMA Ft. Worth Montgomery Columbus Savannah El Paso Office ComparablesArlington GEORGIA Shreveport Jackson Ciudad TEXAS LOUISIANA Juarez 1 1745 N Brown Rd Lawrenceville GA SONORA Jacksonville CHIHUAHUA 2 1515 Ringling Blvd Sarasota, FL Baton Mobile Rouge 3 2530 Meridian Pky Austin Durham, NC 4 11320 Random Hills Rd Fairfax, VA New Orleans San Antonio Houston Orlando Chihuahua Tampa

St Petersburg FLORIDA COAHUILA Corpus Christi 2

Fort Lauderdale

Miami NUEVO LEON Matamoros Monterrey This information has been secured from sources we believe to be reliable, but we make no representations or warranties, expressed or implied, as to the accuracy of the information. References to square footage or age are 66 approximate. Buyer must verify the information and bears all risk for any inaccuracies. Any projections, opinions, assumptions or estimates used herein are for example purposes only and do not represent the current or future performance of the property. Marcus & Millichap Real Estate Investment Services is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. © 2016 Marcus & Millichap ACT ID X0150470 exclusivelyExclusively listed by: Investment Sales: listed David Tarnoff Vice President Investments CHICAGO O’HARE OFFICE Tel: (773) 867-1483 Cell: (847) 212-4589 OFFICES THROUGHOUT THE U.S. AND CANADA [email protected] www.marcusmillichap.com License: IL 471.009921