FINANCIAL ANALYSIS & MARKET POSITIONING | LISTING PRICE $3,500,000

3439-3441 CAHUENGA BLVD W LOS ANGELES, CA 90068

OWNER-USER MIXED USE OPPORTUNITY HUDSON COMMERCIAL PARTNERS INC. TABLE OF CONTENTS INVESTMENT BROKERAGE

It is often noted that the standards of service begin with SECTION ONE 04 the business’ ownership. So it is worth noting here that the EXECUTIVE OVERVIEW owners of Hudson Commercial Partners, Inc., are the brokers that you are considering as your representative. As such, we SECTION TWO 14 have a heavily vested interest in the successful completion of PROPERTY INFORMATION your assignments and transactions and in providing you with the ongoing service that leads to solid working relationships. SECTION THREE 34 COMPARABLES We are committed to the belief that responsive, attentive, focused service is the link that connects professionalism with success. But, we recognize that our commitment to services SECTION FOUR 52 must be proven and your confidence earned. We look forward MARKETING OVERVIEW to having that opportunity on this assignment. SECTION FIVE 60 WHO WE ARE HUDSON PARTNERS - PROFILE

The principals at Hudson Commercial Partners, Inc. have worked at the country’s top brokerage firms over the years, and their paths had crossed on several occasions. They found that, while each brought a distinct skill set to the table, they shared an approach that emphasized superior service and a results-oriented focus that produced consistent positive © 2016 Hudson Commercial Partners, Inc. The information contained in results. The three quickly realized that, working as a team, this document has been obtained from sources believed reliable. While Brookfield Partners, Inc. does not doubt its accuracy, Hudson Commercial they could offer clients broad-based expertise combined with Partners, Inc. has not verified it and makes no guarantee, warranty or a synergy that proved highly effective in the successful and representation about it. It is your responsibility to independently confirm its accuracy and completeness. Any projections, opinions, assumptions or swift completion of transactions. The founders then set about estimates used are for example only and do not represent the current or to build a powerful roster of team members representing future performance of the property. The value of this transaction to you depends on tax and other factors, which should be evaluated by your tax, a unique set of skills and expertise while maintaining their financial and legal advisors. You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction singular orientation to exceeding clients’ expectations and the suitability of the property for your needs. Hudson Commercial Partners, Inc. was born. This team Hudson Commercial Partners, Inc. and the Hudson Commercial Partners, approach has proven to be highly effective, resulting in the Inc. logo are service marks of Hudson Commercial Partners, Inc. and/or its successful completion of more than $2 Billion in transactions affiliated or related companies in the United States and other countries. All other marks displayed on this document are the property of their respective while meeting even the most complex of clients’ needs. owners. 2 3 SECTION 1 | EXECUTIVE OVERVIEW UNIVERSAL STUDIOS STUDIOS UNIVERSAL PROPERTY OVERVIEW Universal Studios

Address 3439-3441 Cahuenga Blvd. Los Angeles, CA 90068

Sales Price $3,500,000

Annual Occupancy Cost $3.82 PSF d v l

B Price/SF (bldg) $718.10 s

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Price /SF (lot) $972.49 d

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Property Type Office / Residential

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Building Square Feet 4,874 SF r e

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Lot Size 3,599 SF n U Year Built 2013

Occupancy Single - Tenant

APN 2425-025-008

Zoning LAC2

Type of ownership Owner / User

Parking Spaces 5 Spaces

* An owner/user will save approximately 25% in purchasing versus leasing similar product with an after tax equity build up of approximately $1.5 million over a 10 year hold period. YOUR COMPANY NAME HERE PROPERTY DESCRIPTION PROPERTY INFORMATION

PROPERTY DETAILS PROPERTY HIGHLIGHTS site description Physical description 3439-3441 Cahuenga Boulevard West is a new contemporary, two story • Built in 2015, 3439-3441 Cahuenga has prominent visibility from the 101 Freeway DESCRIPTION SPECIFICATION DESCRIPTION SPECIFICATION and Cahuenga Boulevard. It is also proximate to the 134 and 5 freeways. The mixed use project consisting of approximately 4,874 SF square feet on property offers access to nearby amenities including Universal Studios, Paseo BUILDING SIZE 4,874 SF 3,599 square foot parcel. The ground floor space which is currently utilized de Cahuenga Park, Starbucks, Breakroom Café, Culinary Boutique, LA Fitness CONSTRUCTION TYPE Wood-frame Stucco and Mercado, amongst others. It is also convenient to a number of major as an office/production facility and has a creative space/production studios including NBC/Universal, ABC/Disney, and Warner Bros. PARCEL AREA 3,599 SF environment. The ground floor space is ADA compliant and has excellent • Entire building is heavily reinforced with noise reduction/sound proofing, FOUNDATION Concrete Slab HVAC, fiber connectivity. The second floor space provides a creative & exceptionally quiet inside, while still maintaining many points of outdoor artistic floor plan with an emphasis on light, space, and contemporary daylight. APN 2425-025-008

design combined with state of the art amenities providing professional • Substantial power 400 Amp service, 100 amps of isolated “tech” power ROOF Roll Composition and artistic living with the benefits of inner city convenience. Additional distributed throughout upstairs and downstairs. NUMBER OF FLOORS 2 features include a modern kitchen, Bathrooms and Showers, Hardwood • The studio city/universal city submarket has been one of the best performing HVAC 5 Ton Units floor and polished cement floors, large double insulated framed windows major submarkets in the greater Los Angeles region for more than 20 years. NUMBER OF UNITS 2 Overall vacancy is just 7.7% , high value ceilings, exterior decks with city views. • The property is located walking distance from Universal City walk, which offers FLOOR-TO-AREA RATIO 0.68 ELEVATOR None an abundance of stores, restaurants, hotels and movie theaters The buildings flexible layout and multi-tenant corridors on both floors • Superb regional access to southern California freeways via the 101, 134, 170 allows a user to occupy all or a portion of the building. The property benefits ZONING LAC2 and the 5 freeways. Along with convenient local public transportation access RESTROOM (1) Each Floor include ample parking and well suited for retail, creative office, media via Universal City red line station. and entertainment industry. The subject property is a rare opportunity to • The subject property is suitable for many users and provides exlellent exposure PARKING 5 Spaces acquire an irreplaceable Universal City mixed-use property in one of the and visibility on Cahuenga Blouevard HIGHWAY ACCESS 101 & 170 Freeways strongest sub-markets in Los Angeles. • Universal City submarket is currently at 2.7 percent, providing even further PARKING RATIO 1.82 / 1,000 SF testimony that the property will likely experience sustained tenant demand and The subject property is strategically situated in Studio City/Universal City, near-term rental growth LOT DIMENSIONS 40’ x 90’ YEAR BUILT 1961 home to major entertainment companies and prominent executives. It is • Title 24 only, service is 400 amps. T-24 for commercial office use. within a 5 minutes to Hollywood, ten minutes’ drive to downtown LA and • The Roof with Class A or B material weighing less than 6 pound per sq. ft. Apply TENANCY Single or Multi-Tenant STREET FRONTAGE 40 Feet on Cahuenga Boulevard West twenty minutes to Beverly Hills. cool roof product labeled and certified by Cool Roof Rating Council (CRRC).

10 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 11 USER OCCUPANCY COSTS OWN VS. RENT SALES COMPARISON APPROACH ESTIMATED ANNUALIZED | USER OCCUPANCY COSTS PROPERTY SIZE 4,874 SF 4,874 SF LEASE SCENARIO PER/SF AMOUNT OWN SCENARIO PER/SF AMOUNT SUMMARY TERMS DESCRIPTION ESTIMATED PSF LEASE ASSUMPTIONS: PURCHASE ASSUMPTIONS: Rent Per Month $14,622 Purchase Price $718 $3,500,000 Improvements - Additional $0 $0 PRICE $3,500,000 OPERATING EXPENSES Rent Per SF Modified Gross $3.00 Total $718 $3,500,000 START-UP COSTS: START-UP COSTS: DOWN PAYMENT (25%) $1,985,000 Borrower cash down payment (15%) $525,000 Prepaid rent and security deposit (2 mo.’s total) Estimated fees on 1st mortgage** TAXES $43,750 $8.98 $29,244 $15,750 Lessee TI costs, net of lessor TI allowance** $0 Est. appraisal, environmental, other fees** $5,000 BUILDING SIZE 4,874 SF Total startup costs $29,244 Total startup costs $545,750 GROSS MONTHLY COSTS: GROSS MONTHLY COSTS: INSURANCE $2,181 $0.45 Rent payment $3.00 $14,622 Mortgage payment PRICE PER FOOT ON BUILDING $718.10 $3.62 $17,649 Lease operating costs** $0.19 $902 Ownership operating costs** $0.92 $4,484 Gross monthly cash cost $3.19 $15,524 Gross monthly cash cost $4.54 $22,133

LOT SIZE 3,599 SF UTILITIES $7,200 $1.47 LEASE BENEFITS (PER MONTH): OWNERSHIP BENEFITS - EXCEL. APPRECIATION (PER MONTH): Depreciation tax benefit at 35% tax rate $0 $0 Depreciation tax benefit at 35% tax rate $0.46 $2,225 Avg. monthly principal paydown | equity build $0 $0 Avg. monthly principal paydown | equity build $1.55 $7,548 PRICE PER FOOT ON LAND $972.49 Tax benefit on rent deduction at 35% tax rate $1,05 $5,118 Tax benefit on rent deduction at 35% tax rate $0.73 $3,535 Tax benefit on operating costs at 35% tax rate $0.06 $316 Tax benefit on operating costs at 35% tax rate $0.32 $1,569 REPAIRS & MAINTENANCE $2,500 $0.51 Lease-out income (net of tax at 35% rate) $0.00 $0 Lease-out income (net of tax at 35% rate) $0.00 $0 YEAR BUILT 1961 $0 $0 Interest on startup cost difference (net of 35% tax) -$0.17 -$839 $1.11 $5,433 $2.88 $14,038 CAPITAL RESERVES/MISC $1,695 $0.35 NET COST AFTER LEASE BENEFITS: $2.07 $10,090 NET COST AFTER OWNERSHIP BENEFITS EXCEL APPRE: $1.66 $8,095 ZONING LAC2 Est. appreciation benefit, per month $0.00 $0 Est. appreciation benefit, per month $1.80 $8,750 NET COST AFTER LEASE BENEFITS $2.07 $10,090 NET COST AFTER OWNERSHIP BENEFITS INCL. APPRE: -$0.13 -$655 TOTAL OPERATING EXPENSES $57,326 $11.76 LOAN ASSUMPTIONS PROJECTED RENT COST IN YEAR 10 Net rent cost (after tax benefits at 35% rate) $2.70 $13,166 SUMMARY TERMS Assumed annual rent escalation 3.0% GROWTH IN PROPERTY VALUE & OWNER EQUITY DEBT SERVICE $165,890 $34.04 ANALYSIS LIMITATIONS: ASSUMED ANNUAL APPRECIATION RATE OF: 3.0% LOAN AMOUNT $2,625,000 THIS ANALYSIS DOES NOT INCLUDE SUPPLEMENTAL INCOME STREAM FROM POTENTIAL TENANTS - LOWERING OCCUPANCY COSTS SIGNIFICANTLY BORROWER DOWN PAYMENT (10%): $525,000 TOTAL OCCUPANCY COSTS $223,216 $45.79 Disclaimer: This sample analysis is based on a series of assumptions, including loan interest rates and annual appreciation PROPERTY VALUE LOAN BALANCE OWNER EQUITY LOAN TYPE Conventinal rates, and is meant only to be illustrative in nature. The analysis is not a guarantee of any actual results of any loan or purchase transaction or ownership of any real property, all of which are subject to risks, uncertainties and assumptions Year 5 $4,057,459 $2,569,598 $1,487,862 that are difficult to predict and beyond our control. No warranties or representations, express or implied, are made as to the Year 10 $4,703,707 $2,013,847 $2,689,860 MONTHLY OCCUPANCY COSTS accuracy of the information contained herein, and same is submitted subject to the possibility of errors, omissions, change RATE 4.0% $3.82 PSF of price, rental or other conditions, withdrawal without notice, prior sale, lease or financing. We include projections, Year 15 $5,452,886 $1,321,937 $4,130,949 (before tax advantages of ownership) opinions, assumptions or estimates for example only, and they may not represent future performance of the property. You and your financial and legal advisors should conduct your own evaluation of the property and transaction economics. Year 20 $6,321,389 $460,474 $5,860,916

12 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 13 SECTION 2 | PROPERTY INFORMATION HOLLYWOOD BOWL HOLLYWOOD INC. 14 - BROOKFIELD PARTNERS, PLAT MAP AERIAL

16 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 17 AERIAL AMENITIES PROPERTY PHOTOS

18 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 19 1.6 BILLION UNIVERSAL CITY EVOLUTION PLAN 1.6 BILLION UNIVERSAL CITY EVOLUTION PLAN

20 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 21 PROPOSED CONCEPTUAL RENDERING FOR THE RENOVATION OF THE EL PASEO DE CAHUENGA PARK

22 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 23 1350 n. western avenue market Overview 11

1350 n. western avenue market Overview 11 location 1350 n. western avenue market Overview 11

Hollywood is generally access to and from both the considered to be the area San fernando and San gabriel locationbounded by Western Avenue on Valleys, as well as to Downtown theLOCATION east, fairfax Avenue SUB-MARKET on the and West Los Angeles. west,location the Hollywood freeway Hollywood has outstanding on the north and melrose freeway access with eight HollywoodAvenue on theis generally south. accessfreeway to on/off-ramps and from both from the considered to be the area Santhe Hollywoodfernando and 101 San freeway. gabriel HollywoodHollywood is strategically is generally access to and from both the bounded by Western Avenue on Valleys,Proximity as towell Downtown as to Downtown Los locatedconsidered close to to the be thegeographic area San fernando and San gabriel the east, fairfax Avenue on the andAngeles West is Los 7 miles, Angeles. to Los centerbounded of the by greater Western Los Avenue on Valleys, as well as to Downtown west, the Hollywood freeway HollywoodAngeles International has outstanding Airport is Angelesthe east, area, fairfax and isAvenue surrounded on the and West Los Angeles. on the north and melrose freeway12 miles, access and to with the Bobeight Hope, by west,the communities the Hollywood of Burbank, freeway Hollywood has outstanding Avenue on the south. freewayBurbank/ on/off-rampsglendale/Pasadena from Northon the Hollywood north and and m elroseStudio freeway access with eight theAirport Hollywood is approximately 101 freeway. 6 miles. Hollywoodcity to the north,is strategically Beverly Avenue on the south. Proximityfreeway to on/off-ramps Downtown Los from locatedHills and close West to Hollywood the geographic to the Hollywood 101 freeway. Hollywood is strategically Angeles is 7 miles, to Los centerthe west, of theHancock greater Park Los and Proximity to Downtown Los located close to the geographic Angeles International Airport is Angelesmid-Wilshire area, to and the is south, surrounded Angeles is 7 miles, to Los center of the greater Los 12 miles, and to the Bob Hope, byLos the feliz communities and Silver Lake of Burbank, to Angeles International Airport is Angeles area, and is surrounded Burbank/glendale/Pasadena Norththe east Hollywood and downtown and Studio Los 12 miles, and to the Bob Hope, by the communities of Burbank, Airport is approximately 6 miles. cAngelesity to the to north,the southeast. Beverly This Burbank/glendale/Pasadena North Hollywood and Studio Hillslocation and providesWest Hollywood excellent to Airport is approximately 6 miles. thec west,ity to Hancockthe north, Park Beverly and mid-WilshireHills and West to the Hollywood south, to Losthe feliz west, and Hancock Silver Lake Park to and them eastid-Wilshire and downtown to the south, Los AngelesLos feliz to theand southeast. Silver Lake This to VINE STREET locationthe east provides and downtown excellent Los Angeles to the southeast. This location provides excellent 24 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 25

VINE STREET

VINE STREET 14 market Overview 1350 N. WesterN aveN ue

market drivers MARKET DRIVERS

The primary driver of the Hollywood submarket is the presence of entertainment, media and technology companies that occupy studio and office space and serve as a magnet for the ancillary entertainment industry service providers. Hollywood contains one of the largest concentration of entertainment industry and media firms in the world, a sampling of these recognizable entertainment industry leaders include:

ENTERTAINMENTENTERTAINmENT LEADERSLEADERS Academy of motion Picture Arts Eastman Kodak company Nickelodeon Time-Warner cable & Sciences Encore Video Panasonic Trailer Park AOL j2 global communications Panavision TV guide Ascent media group Jim Henson Studios ReveilleProductions/Shine VNU/Nielson capitol Records KTLA Television Samsung cNN Live Nation Smuggler Deluxe magical Elves Technicolor

HOLLYWOODHOLLYWOOD STUDIO STUDIO LOTS LOTS EEDUCATIONDUcATION cBS Television center Sunset-Bronson AADA Los Angeles city college Hollywood center Studios Studios AfI musicians Institute Paramount Studios Sunset-gowerStudios AmDA SAE Institute Raleigh Studios The Lot Emerson college The LA film School Red Studios IcDc college The LA Recording Studio Le cordon Bleu ANCILLARYANcILLARY SERVICESERVIcE PROVIDERSPROVIDERS BLT Assoc. Paskal Lighting Laser-Pacific media Soundelux Paladin Lighting Todd-AO

26 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 27 1350 n. western avenue Area Description 21

the hollywood renaissanceTHE HOLLYWOOD RENAISSANCE story STORY

Hollywood is in the midst of Hollywood is home to the • Hollywood Entertainment a major revitalization, which largest concentration of District includes over $3 billion in public film, television, and post- • community Redevelopment and private developments production facilities in the world Agency of Los Angeles highlighted by world-class making it the beating heart entertainment and tourist of the entertainment industry. HOLLYWOOD cHAmBER Of cOmmERcE venues, the extension of the Hollywood is located in the transportation infrastructure, heart of Los Angeles county, The Hollywood chamber of a large concentration of new a worldwide international commerce consists of owners, residential developments, and tourist destination with over managers, presidents and the redevelopment of numerous 19 million people visiting other key representatives from trendy restaurants, hotels, bars annually, accounting for direct a spectrum of businesses and clubs that is transforming expenditures of over $1.3 and organizations around the the area into a vibrant “live, billion. Hollywood community. Its two work, play” environment. most noticeable contributions The redevelopment of Hollywood has received to the Hollywood landscape are Hollywood has been largely increased media attention and The Hollywood Sign and The driven by three economic positive coverage in recent Hollywood Walk of fame. To this development agencies: months, emphasizing that the day, the Hollywood chamber of renaissance of Hollywood is • Hollywood chamber of commerce successfully continues happening and it’s happening commerce its mission to promote and now! enhance the business, cultural and civic well-being of Hollywood.

28 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 29 1350 n. western avenue Area Description 25

commercial development COMMERCIAL DEVELOPMENT

Over $3 billion of forecast and planned new development in Hollywood is dramatically increasing the quantity and quality of amenities easily reached from the building. The most significant projects include:

COMPLETEDcOmPLETED PROJECTSPROJEcTS && MAJORmAJORA mAMENITIESENITIESIN HOLLYWOOD IN HOLLYWOOD 1600 Vine El capitan Theater madame Tussauds Sunset + Vine Amoeba music Hollywood & Highland center musiccares Encore Hall Sunset Vine Tower Bank of Hollywood Tower Hollywood galaxy Original farmer’s market Technicolor Building Belmont Village Hollywood metro Apartments Palomar Apartments The Avenue Apartments children’s Hospital Expansion Hollywood museum Panavision Hollywood The Broadway Lofts cinerama Dome/ArcLight Hollywood Palladium Pantages Theater The grove at farmer’s market cosmo Lofts Hollywood Passage Petersen Building The metropolitan Dolby Theater Hudson Apartments Pickford center for motion Picture Thompson’s Roosevelt Hotel Doolittle Theater Ivar Theater Study Tribune Studios East cahuenga Alley Kaiser Permanente Expansion Redbury Hotel TV guide Building Egyptian Theater LaBelle at Hollywood Tower Renaissance Hotel W Hotel El capitan Office - Rehab Loew’sHollywood Renaissance Hotel Rubix Apartments Western carlton Apartments

PROJECTSPROJEcTS APPROVED/UNDERAPPROVED / UNDER CONSTRUCTIONcONSTRUcTION 5555 Hollywood mixed-Use camden mixed-Use La Brea gateway Sunset & gordon mixed-Use 6255 Sunset Blvd Renovation columbia Square Loew’s Hollywood Renovation Sunset & Western -Target 959 Seward Street Emerson college Parking garage 702 Blvd6200 formosa South Office (The Lot) Paseo Plaza

PROPOSEDPROPOSED PROJECTSPROJEcTS 5800 Sunset Blvd Office Tower cherokee Apartments Hollywood Presbyterian Hospital Paramount Pictures Project Academyof m otionPictures Arts and champion Highland mixed-Use Expansion Security Bank Building Reposition Sciences museum Dream Hotel millennium Hollywood/capitol 30 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 31 Ametron Building champion Hollywood gower mixed-Use Records Project 30 Area Description 1350 N. WesterN aveN ue

futureFUTURE GROWTH growth

Tivo, Apple, Amazon. While a wide variety of emerging com, movielink and others trends pose opportunities as have emerged as new well as threats to the industry, distribution channels for digital one theme is consistent: programming, and older new sources of revenue are distributors such as Blockbuster being developed that ease and Netflix are quickly trying studios’ reliance on box-office to revolutionize their business revenues for profitability. The models to compete with new diversification will impart greater competitors like AT&T, Verizon, stability, increased profitability, Hulu, and google’s YouTube. and the wider influence of New distribution channels will entertainment and media lead to increased demand companies. for programming, and as demand increases globally, the entertainment and media industry will become more important to the economy.

32 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 33 SECTION 3 | COMPARABLES

JOHN ANSON FORD AMPHITHEATRES 34 - HUDSON COMMERCIAL PARTNERS, INC. SOLD COMPARABLES SALE COMPARABLES

SUBJECT PROPERTY IN ESCROW

A. 3439-3441 CAHUENGA BLVD W 1. 3449 CAHUENGA BLVD W 2. 3131 CAHUENGA BLVD W 3. 3361-3365 BARHAM BLVD | LOS ANGELES, CA 90068 | LOS ANGELES, CA 90068 | LOS ANGELES, CA 90068 | LOS ANGELES, CA 90068 SALE PRICE $3,500,000 SALE PRICE $4,200,000 SALE PRICE 2,200,000 SALE PRICE $2,150,000

DISTANCE 0.0 Miles DISTANCE 138 Ft DISTANCE 0.5 Miles DISTANCE 0.7 Miles

PROPERTY TYPE Loft/Creative Space PROPERTY TYPE Office PROPERTY TYPE Office PROPERTY TYPE Office

SALE DATE On Market SALE DATE 5/17/2017 SALE DATE In Escrow SALE DATE 4/17/2017

BUYER Owner/User BUYER Owner/User BUYER Owner/User BUYER Owner/User

BUILDING SF 4,874 SF BUILDING SF 5,356 SF BUILDING SF 3,665 SF BUILDING SF 3,761 SF

PRICE PER SF $718.10 PRICE PER SF $784.17 PRICE PER SF $600.28 PRICE PER SF $571.66

LAND AREA 3,599 SF LAND AREA 3,598 SF LAND AREA 5,746 SF LAND AREA 7,079 SF

LAND PER SF $972.49 LAND PER SF $1,167.30 LAND PER SF $382.88 LAND PER SF $303.74

YEAR BUILT | AGE 1961 | 56 YEAR BUILT | AGE 1963 | 54 YEAR BUILT | AGE 1950 | 67 YEAR BUILT | AGE 1940, Renov 1995 | 77

FAR 0.68 FAR 1.49 FAR 0.64 FAR 0.53

A. 3439-3441 CAHUENGA BLVD W | LOS ANGELES, CA 90068 4. 1952 N CAHUENGA BLVD. | LOS ANGELES, CA 90068 TENANCY Single or Multi-Tenant TENANCY Single-Tenant TENANCY Multi-Tenant TENANCY Multi-Tenant 1. 3449 CAHUENGA BLVD. W | LOS ANGELES, CA 90068 5. 1944 N CAHUENGA BLVD | LOS ANGELES, CA 90068 ZONING LAC2 ZONING LAC2 ZONING LAC2 ZONING CR

2. 3131 CAHUNGA BLVD. W | LOS ANGELES, CA 90068 6. 910 N CITRUS AVE | LOS ANGELES, CA 90038 PARKING SPACES 5 Spaces PARKING SPACES 4 Spaces PARKING SPACES 12 Spaces PARKING SPACES 16 Spaces

3. 3361-3365 BARHAM BLVD | LOS ANGELES, CA 90068 7. 843 SEAWARD ST | LOS ANGELES, CA 90038 PARKING RATIO 1.82 / 1,000 SF PARKING RATIO 0.73/1,000 SF PARKING RATIO 3.27/1,000 SF PARKING RATIO 4.00/1,000 SF

36 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 37 SALE COMPARABLES LEASED COMPARABLES

A. 3439-3441 CAHUENGA BLVD W LOS ANGELES, CA 90068

ASKING RATE $0.00 / PSF / MO

DISTANCE 0.0 Miles

4. 1952 CAHUENGA BLVD 5. 1944 N CAHUENGA BLVD 6. 910 N CITRUS AVE 7. 843 SEAWARD ST LEASED SF 4,874 SF | LOS ANGELES, CA 90068 | LOS ANGELES, CA 90068 | LOS ANGELES, CA 90038 | LOS ANGELES, CA 90038 BUILDING SF 3,599 SF SALE PRICE $2,995,000 SALE PRICE $2,150,000 SALE PRICE $3,500,000 SALE PRICE $3,725,000 PROPERTY TYPE Loft/Creative Space DISTANCE 2.4 Miles DISTANCE 2.4 Miles DISTANCE 3.6 Miles DISTANCE 3.8 Miles LEASE TYPE PROPERTY TYPE Loft/Creative Spaceq PROPERTY TYPE Loft/Creative Suite PROPERTY TYPE Office PROPERTY TYPE Office

SALE DATE On Market SALE DATE 12/12/2016 SALE DATE 12/14/2016 SALE DATE 7/1/2016

BUYER Investment BUYER Owner/User BUYER Owner/User BUYER Owner/User

BUILDING SF 5,000 SF BUILDING SF 3,200 SF BUILDING SF 5,000 SF BUILDING SF 4,234 SF

PRICE PER SF $599.00 PRICE PER SF $671.88 PRICE PER SF $700.00 PRICE PER SF $879.78

LAND AREA 6,534 SF LAND AREA 5,911 SF LAND AREA 5,750 SF LAND AREA 6,573 SF 1. 3330 CAHUENGA BLVD W 2. 3501 CAHUENGA BLVD W 3. 3575 CAHUENGA BLVD W 4. 3599 CAHUENGA BLVD W LAND PER SF $458.37 LAND PER SF $363.73 LAND PER SF $608.70 LAND PER SF $566.69 LOS ANGELES, CA 90068 LOS ANGELES, CA 90068 LOS ANGELES, CA 90068 LOS ANGELES, CA 90068

YEAR BUILT | AGE 1915 | 102 YEAR BUILT | AGE 1997 | 19 YEAR BUILT | AGE 1959 | 57 YEAR BUILT | AGE 1923 | 93 ASKING RATE $2.85 / PSF / MO ASKING RATE $2.85 / PSF / MO ASKING RATE $2.95 / PSF / MO ASKING RATE $2.45 / PSF / MO

FAR 0.79 FAR 0.54 FAR 0.87 FAR 0.64 DISTANCE 0.2 Miles DISTANCE 0.2 Miles DISTANCE 0.3 Miles DISTANCE 0.4 Miles TENANCY Single-Tenant TENANCY Multi-Tenant TENANCY Single-Tenant TENANCY TBD LEASED SF 8,465 SF LEASED SF 7,800 SF LEASED SF 53,638 SF LEASED SF 11,775 SF ZONING C2 ZONING C2 ZONING LAMR1 ZONING LAMR1 BUILDING SF 103,154 SF BUILDING SF 7,800 SF BUILDING SF 137,000 SF BUILDING SF 33,336 SF PARKING SPACES 20 Spaces PARKING SPACES 12 Spaces PARKING SPACES TBD PARKING SPACES TBD PROPERTY TYPE Office PROPERTY TYPE Office PROPERTY TYPE Office PROPERTY TYPE Office PARKING RATIO 4.71 / 1,000 SF PARKING RATIO 3.75 / 1,000 SF PARKING RATIO TBD PARKING RATIO TBD LEASE TYPE Full Service LEASE TYPE Modified Gross LEASE TYPE Full Service LEASE TYPE Full Service

38 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 39 COMP ANALYTICS COMP ANALYTICS

40 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 41 COMP ANALYTICS CAP RATE - LAST THREE YEARS

42 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 43 VACANT SPACE AND RENTAL RATES VACANT SPACE AND RENTAL RATES

44 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 45 THE OPTIMIST SALES INDEX THE OPTIMIST SALES INDEX

46 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 47 LOCATION OVERVIEW LOCATION OVERVIEW - Bison, Nestor, and Oak Crest Ranch. After a court battle In the meantime, Laemmle added a zoo to the Oak Crest the Universal Hilton. The Metro Red Line underground with New York Motion Picture Company, control of the Ranch (Moving Picture World ad 1913) – which was station of the same name is located opposite the 10 Bison lot was returned to the New York Motion Picture open to visitors to generate free advertising by word of Universal Plaza. Company. The court allowed Carl Laemmle to retain use mouth. The Rotarians of Los Angeles were one of the A Los Angeles County Sheriff’s Department station of the name “Bison” as “Bison 101” for his westerns, groups permitted to visit the Oak Crest - Universal City. is located at Universal CityWalk, and the community which were filmed on the Oak Crest property in the San The Oak Crest ranch being too small (Scrap-it), for his larger also houses the only government-funded fire station Fernando Valley. The Oak Crest Ranch is where Laemmle Universal City, Laemmle bought the Lankershim land and Water located on private property. The Los Angeles County filmed the western At Old Fort Dearborn. The Providen- property, the 230-acre Taylor ranch for $165,000, calling it his Fire Department Station 51 is of special significance cia Land and Water company, called “Oak Crest Ranch” “New Universal City”. to Universal, as “Station 51” was the fictional set- in the trade papers, became the first Universal City In 1914, operations at The Oak Ranch (Providencia Ranch) were ting of the Universal and Jack Webb television series Location. moved to the Taylor (Lankershim) ranch. The Universal (Oak Emergency!Universal City’s ZIP code is 91608, and the In 1913, Laemmle decided to consolidate the Nestor stu- Crest) ranch zoo was moved to the Back Ranch of the Lanker- community is inside area code 818. dio (Hollywood) and Oak Crest ranch (Providencia) prop- shim property. [Moving Picture World] The new Universal City HISTORY erty. His first Universal City was too small, so he ordered was opened for Universal staff in 1914. Carl Laemmle officially opened the Second Universal a search for a new and larger property in the valley, a location with more space to use for his Universal City. Laemmle went on an eight-day whistle-stop tour from Chicago City (Lankershim Boulevard) on March 15, 1915, on a Laemmle leased Providencia ranchland in the San Fer- to Los Angeles the week before Universal City’s grand Public 230-acre Taylor Ranch property. At the launch event, nando Valley in 1912. If it was a city, it was a haphazard opening. His promoters even sold the grand (and technically in what is now the North Hollywood area, a crowd one (Motion Picture World): With the help of nearly 300 impossible) lie that Laemmle had persuaded the Secretary of of men and women, dressed in the attire of the era, movie hands and actors, he erected makeshift buildings, the Navy to send a battleship up the Los Angeles River to fire eagerly awaited the display of the film stages, dare- set up cameras and began churning out hundreds of a salvo on opening day. Easterners, they hoped, would believe devil stunt pilots and silent film idols, as well as the one- and two-reel silent westerns. Other studio chiefs anything they heard about California. UNVIERSAL CITY movie cameras Laemmle had brought along. “See how laughed, calling the place “Laemmle’s Folly” and jeering unincorporated to avoid the City of Los Angeles’ After World War I, Laemmle brought even more kin over from slapstick comedies are made. See your favorite screen that it was so far out of town that Laemmle could film war-torn Europe, increasing the payroll to 70. His cheerful Universal City is an unincorporated area within business taxes and regulations (the community stars do their work. See how we make the people scenery for free anywhere he wanted. Laemmle him- nepotism was immortalized in humorist Ogden Nash’s couplet: in the San Fernando Valley region of the city of has a building permit office on site in order to laugh or cry or sit on the edge of their chairs the world self had second thoughts and worried that maybe he Uncle Carl Laemmle has a very large faemmle. Carl Laemmle Los Angeles, California. Approximately 415 acres simplify the building process). over!” stated a poster touting Universal’s opening. had made a huge mistake. But he was to soon live his was responsible for creating the “star system” rather than just it’s the property of Universal Studios, one of Located within the area of Universal City is the “C’mon out! Aw, c’mon!” Universal Pictures’ founder greatest dreams. Success was found all around with his using anonymous actors in films. the six major film studios in the United States. Universal Studios Hollywood theme park; the was a German immigrant who opened his first nickel- “city” containing streets, bungalows, sets and viewing stands – all so the public could observe the magic of Laemmle was forced to end studio tours in the 1920s, when Approximately 70 percent of the property is Universal CityWalk shopping and entertainment odeon in Chicago in 1906. He moved to New York City, moviemaking. talkies came along and “quiet on the set” became an absolute. center; and Universal’s studios, sets and back- where he soon joined with half a dozen small motion inside an unincorporated community surrounded In the meantime, Laemmle added a zoo to the Oak Crest He sold his sprawling entertainment empire in 1936. Before lots. Within the Los Angeles city limits are 10 picture companies to create the movie company he by the City of Los Angeles, while the remaining Ranch (Moving Picture World ad 1913) – which was his death in 1939, at age 72, he helped bring more than 200 called Universal Pictures. area is within the Los Angeles city limits. The 70 Universal City Plaza, a 36-floor office building for open to visitors to generate free advertising by word of German-Jewish refugees to Los Angeles. In 1912, Laemmle briefly operated three small studios percent portion of the property remains Universal and NBC; the Sheraton Universal; and mouth. A nephew, Max, founded the local Laemmle Theatres chain.

48 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 49 Universal City did not welcome tourists again until The megastore is scheduled to open in August 2016. July 15, 1964, with the opening of the Universal Construction is slated to begin this summer, start- Studios Hollywood theme park and its included Studio ing with the demolition of the 22 existing buildings Tour. The next few decades saw the arrival of hotels, on the property which are currently used for office, an amphitheater, and Universal CityWalk, a faux city manufacturing, industrial, warehouse and residential street and popular destination for tourists and locals. purposes.

GOVERNMENT AND INFRASTRUCTURE Fire protection in Universal City is provided by the Los Angeles County Fire Department. The LACFD operates Station #51 at 3900 Lankershim Boulevard as a part of Battalion 1. The Los Angeles County Sheriff’s Department (LASD) operates the West Hollywood Station in West Hollywood, serving Universal City. In addition the agency operates the Universal Citywalk Substation in the Universal Citywalk development in Universal City. Prior to the summer of 1991, the West Hol- lywood station handled all calls for police service from Universal City. In the summer of 1991 the LASD established the substation. From that summer until the summer of 1993, the substation was located in a trailer in the parking lot of the studio tour. The substation moved into a permanent location in the Citywalk theme mall when it opened.

IKEA - PROPOSED DEVELOPMENT Swedish furniture giant Ikea got the unanimous green light from the Burbank City Council on March 11, 2014 to build its largest furniture store in the nation in Burbank. The retailer, which opened in Burbank in 1990 as its first store in California and sixth in the United States, will relocate roughly a mile to a nearly 23-acre lot at 805 S. San Fernando Blvd.

50 - HUDSON COMMERCIAL PARTNERS, INC. UNIVERSALHUDSON COMMERCIAL STUDIO PARTNERS, GLOBE INC. - 51 SECTION 4 | MARKETING OVERVIEW

UNIVERSAL STUDIOS CITY WALK - DAYTIME 52 - HUDSON COMMERCIAL PARTNERS, INC. MARKETING STRATEGY / POSITIONING & FINANCING MARKETING STRATEGY / POSITIONING & FINANCING

PROPERTY POSITIONING expertise to ensure we provide unsurpassed capital commitments. Our service guarantee provides you with MARKETING STRATEGY 3439-3441 CAHUENGA BLVD. WEST Our experience in selling similar properties in Los Angeles liquidity to multiple geographical locations and asset peace of mind and the knowledge that we are committed POSITIONING & FINANCING $3,500,000 - LIST PRICE County leads us to the conclusion that through the classes. Every member lives by our business principles. to maximizing value, minimizing risk, and accelerating implementation of our highly directed sale process, we We focus on a commitment to share everything, without the transaction velocity for your property. would achieve within 98% - 95% of the recommended price exception, in order to deliver on our promise to you. We if current market conditions remain consistent. do not recognize our members for individual revenue DEDICATED TEAM production. We recognize them for long-term, meaningful • Local market knowledge In order to expedite the sale of the 3439-3441 CAHUENGA contributions such as client satisfaction, innovation, • Proven track record with similar sales projects BLVD. WEST, property, we recommend seller initiate the contribution to the platform and business growth. The • Dedicated, focused Team with specific following: health of our group is directly associated with your responsibilities success. We cooperate with other brokers, whether • Unrivaled knowledge of the buyers in the market • Keep all tenants MTM or Short-Term Tenancy inside or outside of Hudson Commercial Partners, Inc, on • Our company is committed to our relationships • Market property exclusively, widest exposure every assignment and to your best advantage. • Successful past and continuing transactional • Submit all copies of existing leases to listing agent. representation with several clients By incorporating these recommendations, the disposition will A COLLABORATIVE PLATFORM be orchestrated properly and uncertainty will be mitigated. All investor and buyer information (40,000 and growing) In order to effectively market the 3439-3441 resides in one database, contributed and shared by all CAHUENGA BLVD. WEST, you need a real estate BRINGING VALUE AND CERTAINTY TO TRANSACTIONS members. We use our real time system to source the Team with the infrastructure to institute the complete Hudson Commercial Partners, Inc. serves investors and investors appropriate for your property and immediately marketing program and duties associated with an asset owner users who place their own money into commercial, market your property to them. We create greater demand of this magnitude. A Team with proven investment industrial and development real estate investments. We for your property, more qualified buyers, and a higher and development experience, with defined roles and are committed to delivering enhanced expertise through a sales price in the shortest amount of time. Our marketing responsibilities assuring all aspects of the marketing network of geographically focused and product specialized process is automated and digitized.There is no limit to process are executed effectively including: teams comprised of highly skilled professionals in order the number of investors we can manage and to whom we to achieve the highest sales price for your property while can market your property. We filter through thousands • Asset market positioning minimizing your capital and personal exposure in the of potential buyers to find the most qualified prospects • Financial underwriting shortest amount of time. Kelly Betpolice, Peter Steigleder & and focus our marketing efforts on producing offers from • Investment offering preparation and distribution Jay Martinez specialize in investment real estate properties them. • Property tours in greater Los Angeles area. • Competitive marketing process DELIVERING ON COMMITMENTS • Client advisement/recommendations AN INTEGRATED TEAM We guarantee to deliver on our commitments. At the • Contract and due diligence execution We are a distinct specialty practice within Brookfield Partners, beginning of an assignment, we clearly define our scope Inc.. Every one of our members brings a highly focused of services and guarantee in writing that we will keep our

54 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 55 MARKETING PROCESS MARKETING PROCESS

The marketing process is divided into five phases: and valuation recommendations. We will provide you a operating income and expenses, lease-up projections, TOUR SCRIPTING BUYER QUALIFICATION & SELECTION TRANSACTION EXPERIENCE PRE-MARKETING / DUE DILIGENCE detailed list of recommended improvements or clean-up residual valuation, replacement cost detail, and a matrix We script our tour to ensure the Property is presented in the Once the “best and final” offers are received, the Team • How familiar are they with Los Angeles local ADVISORY items to be completed on the Property prior to going to of pricing sensitivity. best possible light. We will accompany buyers on all Property will discuss final buyer selection with you. With you, economics and leasing market? MARKETING market and will make recommendations after this review tours to minimize tenant disturbance. We understand buyer we will conduct any final negotiations. Once a buyer is • Do they own property in the submarket / county? BUYER SELECTION on capital expenses that may be anticipated in the sale DEFINE THE STORY mentality and know how to “sell the story.” selected, we will quickly format a master contact list and • What is their recent acquisition track record? CONTRACT/ESCROW AND CLOSING process. It is important that we clearly “define the story.” Our prepare for the due diligence phase. We will provide an • Which law firm will represent them? office product focus makes our Team uniquely qualified MARKETING CALLS escrow checklist highlighting all pertinent information Our process is designed to achieve the overall objective of the MARKET/COMPETITIVE ANALYSIS to make buyers comfortable with the real estate and Marketing calls are made by the Team to create momentum. for the sale. Qualifying prospective buyers is essential MARKET & PROPERTY ASSUMPTIONS marketing strategy. Our detailed marketing process contains In step with the financial, physical and operational the market. In addition, the dominant market position Personal calls and meetings will be arranged with key to a successful transaction. Our goal is to introduce the • What issues will they need to address during due the action steps and is outlined in the attached marketing review, we create a unique market positioning for of Hudson Commercial Partners, Inc. is well recognized buyers to discuss the opportunity. Our Team has excellent most qualified buyer who will pay the highest price and diligence? timeline. Throughout each step in the marketing process, the Property that offers investors a more compelling and adds unmatched credibility to our process. We will relationships and credibility with capital sources and buyers, close without unnecessary renegotiations or delays. • What are their underwriting assumptions? communication and collaboration between our Team and reason to purchase the Property. This incorporates our also clearly define potential marketing challenges and and will use these relationships to benefit you during the To accomplish this, Kelly, Peter & Jay extensively • What are their return parameters? Ownership is critical. We are accountable to keep you intimate knowledge of the lease market and competitive potential future value and clearly explain these to the process. interviews each buyer and reports the findings to you. informed throughout the marketing process. We will submit buildings. We will recommend a positioning strategy for buyers. CONTRACT/ESCROW AND CLOSING regular status reports and initiate regular meetings. This will future leasing including rental rates, leasing velocity, BUYER SELECTION FINANCIAL CAPABILITY enable a thorough resolution of questions and issues that rent growth, and tenanting costs. WEBSITE & MARKETING MATERIALS • Who is/are the actual buying entity(ies)? CONTRACT NEGOTIATION AND EXECUTION DATE CERTAIN BID arise from all involved parties during the marketing process. During the advisory phase we will begin preparing • What is their source of funds and where are the The Team will work closely with you and the buyer to A bid date may be set and we will instruct buyers to plan ADVISORY the actual Offering Memorandum, Flyer/Email funds? finalize and execute the Purchase and Sale Agreement. their Property tours and underwriting accordingly. All offers PRE-MARKETING / DUE DILIGENCE Announcements, and customized offering on the Hudson • Are the funds discretionary? Our Team understands the “hot buttons” in Purchase will be presented to Ownership on a spreadsheet comparing The advisory phase overlaps with the Pre-Marketing/ Commercial Partners, Inc. website. • Will they utilize debt? What is their anticipated and Sale negotiations and can provide valuable market deal points. REQUEST & RECEIPT OF MATERIALS Due Diligence Phase. During this phase, the Team is source? intelligence to you during this phase. We initiate pre-marketing/due diligence with a thorough list in discussions with you regarding asset positioning, MARKETING BEST AND FINAL • What is the lender’s due diligence and underwriting of property information that we request from you, the Title valuation and preparation of the marketing collateral. Hudson Commercial Partners, Inc. will conduct an Upon review of initial offers, investor interviews will be criteria? DUE DILIGENCE Company and other resources. This information is critical to aggressive and closely monitored marketing campaign conducted to determine selections for the “best and final” Our Team will work closely with the buyer in order to achieve a successful transaction outcome. PRICING & DEBT SCENARIOS to ensure investor focus. All likely buyers will be process. The “best and final” process is designed to create a DECISION MAKING PROCESS support a controlled due diligence process thereby As a part of our price valuation we will pre-canvas pre-qualified. We start the marketing process with bidding environment to drive value. At this point it is critical • What other approval processes are necessary? mitigating risk exposure to Ownership’s disposition FINANCIAL, PHYSICAL & OPERATIONAL REVIEW the debt market in preparation to work with potential an announcement email and hard mail flyer that are to have Kelly Betpolice, Peter Steigleder & Jay Martinez • Is investment committee approval required? objectives. Our Team will meet with the buyer to To properly position your Property and to conduct an accurate buyers and provide them options on the best possible designed with an attractive photo and Property highlight as the primary point of communication to buyers. This will • When and how often does the committee with final determine additional market data and information they and informative marketing campaign, our Team will complete leverage for their deal structure in the event a lender information. These are sent to our targeted buyer list and ensure that there is no miscommunication during the bidding approval authority meet? need for approval. We will coordinate building inspections a financial and operational review to include abstracting does not facilitate financing. These components are to the brokerage community. We set up personal tours process. Kelly, Peter & Jay will conduct Buyer interviews and • What decision maker(s) need(s) to visit the Property and tours as needed. We will track the buyer’s progress leases, creating lease summaries, and reviewing operating integrated into our pricing recommendation. We provide with interested buyers. The overall goal of our marketing Buyers will be given key due diligence items and a purchase and who has to date? through the due diligence phase and keep Ownership expenses and any other third party reports provided by a detailed occupancy analysis that includes supportable phase is to create a competitive environment to drive form and sale agreement to be taken into account in their informed. Key dates will be communicated to all parties. you. This work as the basis for our marketing materials underwriting assumptions, development projections, value. final offer.

56 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 57 MARKETING PROCESS

BUYER CLOSING A comprehensive investment-offering memorandum is • HUDSON PARTNERS www.hudsonpartnersinc.com We work with the buyer through the inspections and due prepared for the Property. Detailed information regarding • COSTAR www.costar.com diligence. At closing, the Team will be involved in collecting all aspects of the Property and market are provided via • REAL CAPITAL MARKETS www.rcm1.com estoppels, solving any necessary objections, discussing and email and hard copy formats. Argus financial reports are • CCIM www.ccimnet.com negotiating any unknown expense items, reviewing closing utilized and available in email format. • LOOPNET www.loopnet.com statements and all other closing activities. • PROPERTYLINE www.propertyline.com INVESTOR DATABASE • DEALMAKERS www.dealmakers.net CLOSING Hudson Commercial Partners, Inc. maintains a • CCIM www.ccimnet.com At the conclusion of any transaction, it is important to comprehensive investor database that currently includes • AIR www.airea.com celebrate our success. Our Team will plan a closing party for in excess of 10,000 investors. Our database is continually all parties to enjoy. We look forward to having a fun event revised by our members. Investor information and DUE DILIGENCE MATERIAL with our clients at the conclusion of every transaction we parameters are constantly updated. A package consisting of all relevant and available execute. due diligence materials is assembled for prospective DIRECT MAIL purchasers. Providing investors with a comprehensive MARKETING MATERIALS Preliminary color postcards are mailed regularly to due diligence package shortens the marketing time, and is helpful in minimizing the potential of a re-trade as all DOUBLE-SIDED FLYER targeted investors from our investor database. For those Property specific issues are known and disclosed early in A double-sided flyer is designed for the Property. The investors who prefer hard mail, the Property offering the investigation of the Property. flyer and a confidentiality agreement are distributed to memorandum is available in bound color print. prospective investors who prefer hard mail correspondence, and is designed to provide basic information on the offering, INTERNET SITE/BROOKFIELD-PARTNERS.COM which is helpful in identifying a prospect’s interest in the Hudson Commercial Partners, Inc. website has property Property. listings and brochures posted for unlimited exposure and networking. All our investment listings are summarized EMAIL ANNOUNCEMENT and placed on HudsonPartnersInc.com. Through the A high image email announcement, that provides basic website, investors electronically agree to confidentiality information on the offering, is designed for the Property and download offering materials. The website captures and distributed to prospective investors and brokers. The all investor information and provides us a target list for Email contains html links that navigate investors back to personal follow-up. the Property website. The website captures all investor information for personal follow-up, and allows the investors THIRD PARTY INTERNET SITES to instantly agree to confidentiality and download the We also use third party internet sites to build market Offering Memorandum. awareness for the Property offering. OFFERING MEMORANDUM PARAMOUNT PICTURES 58 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 59 SECTION 5 | HUDSON COMMERCIAL PARTNERS, INC - PROFILE

UNIVERSAL STUDIOS - CITY WALK 60 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. OVERVIEW HUDSON COMMERCIAL PARTNERS, INC. OVERVIEW

COMPANY OVERVIEW HUDSON COMMERCIAL PARTNERS, INC. Southern California. The firm’s industrial transactional local and regional assignments but also multi-market UNSURPASSED CLIENT SERVICE specialists offer a comprehensive range of services, such projects. In order to better meet our tenants’ needs, In 2012, Kelly Betpolice, Peter Steigleder & Jay Martinez WHY HIRE HUDSON COMMERCIAL PARTNERS, INC. established Hudson Commercial Partners, Inc. office driven as facility, site and land acquisition/disposition; advisory we provide industry-leading research and technology, by the unique idea to turn real estate brokers into company Today’s businesses are becoming increasingly complex services; sale or lease negotiations based on strong including operational and competitive analysis, 1. A Team with a commitment to getting the job done that has the time and energy to implement the and require unparalleled expertise and market market knowledge and current trends; and build-to-suit demographic, zoning and density studies as well as owners or “shareholders.” His guiding philosophy centered marketing plan. on a belief that clients’ interests would be best served by a knowledge. That’s why more and more companies analysis and planning. tenant mix comparisons. We are proud to offer key collective team effort from experienced sales agents who throughout the country are entrusting their real estate market identification, store placement strategy, customer 2. A partner with mutual goals. decisions to Hudson Commercial Partners, Inc.. Hudson Commercial Partners, Inc. wide range of services profiles, deal validation and market potential reports. had an ownership stake in the privately held organization. 3. A Team that exclusively represents the interests of Ownership, and not the interests of others. This ownership can be earned through superior performance are applicable to any of the diverse product types Our vision is to find key locations for our clients that help and demonstration of a strong sense of ethics and values. OFFICE BROKERAGE SERVICES categorized as industrial buildings, from manufacturing make a quantifiable difference in their bottom line. 4. A Team that creates a marketing plan, implements it, and remains accountable at all times. plants and traditional bulk warehouse/distribution Not merely employees, profit-sharing Hudson Commercial 5. A Team with accurate market and support data for educated decision-making. Partners, Inc. owner/agents would strive to create a sense The firm’s office brokers negotiate various transactions, facilities, to more specialized research and development INVESTMENT SERVICES 6. A Team that has recent experience and success in selling similar retail assets. of shared responsibility and cooperation throughout the including mid- and high-rise properties, business facilities, warehouse/showroom or flex space and high- and office parks, mixed-use projects, office land for We combine our market knowledge, experience and organization, and would encourage an orientation toward tech laboratories. Hudson Commercial Partners, Inc. 7. A Team that covers all viable market areas with a presence in the submarkets of Southern California. long-term client relationships and innovative business development, multi-tenant buildings and commercial brokers represent institutional investors, individual resources, which enables our clients to capitalize on the 8. A Team that has the work ethic for which we are known and the willingness to always go the extra mile solutions. To further create a vested interest for the Broker/ investments. Our brokers analyze the financial investors, developers and publicly traded companies best investment opportunities available. Today, we are one of the leading providers of real estate investment Agent, each principal has the ability to invest in each new arrangements to streamline transactions, and use as well as large, mid-size and small entrepreneurial for our clients. office. Mr. Martinez’s profit-sharing concept has proven innovative marketing efforts and unique transaction companies. property sales as well as advisory and debt placement 9. A Team with references in investment sales of a similar product type. enormously successful, and has fueled the explosive growth structuring to provide creative solutions to meet the services. In order for our clients to achieve their of many group offices throughout worldwide. client’s needs. Our comprehensive service line includes RETAIL SERVICES investment objectives, 10. A Team with a history of past successes in this product type. owner and tenant leasing, acquisition and sales, along we offer site selection, market research, financial 11. A Team with the mix of experience, seniority, and youthful enthusiasm for the business. HUDSON COMMERCIAL PARTNERS, INC. MISSION with marketing and consulting capabilities. We focus on We develop customized solutions for our clients’ retail real analysis and transaction negotiation. strategic counseling, rather than merely the transaction, estate needs through our market-to-market knowledge 12. A Team with specializations; exclusive investment sale representation. Hudson Commercial Partners, Inc. of companies is dedicated in order to execute the best possible real estate strategies and vast services, such as strategy, management, finance The strength of our investment brokers lies in our 13. A Team with a good working relationship with other brokers and the highest ethical and moral business to continuing its leadership role in the commercial real estate for our clients. This includes building strong relationships and brokerage. Our retail team consists of seasoned collaborative platform to benefit clients, which include market place. These companies provide comprehensive within the brokerage community overall. As a result, our brokers (typically more than 10 years of experience) who financial institutions, insurance companies, REITs, practices and professionalism. and quality representation to clients locally and nationally clients are assured of the broadest exposure possible. specialize in their respective markets or product types. opportunity funds, pension funds and advisors as well 14. A Team with a wide breadth of market exposure so that no potential transaction is overlooked. in a proactive and responsive manner integrating the We stay abreast of the most up-to-date, efficient and as private investors. Every Hudson Commercial Partners, highest level of information, support, professionalism and INDUSTRIAL SERVICES effective retail trends and market research in order to Inc. office has financial specialists, so clients are assured 15. A Team focused on cultivating long term relationships. integrity. Our core philosophy of creating an organization of achieve our clients’ goals. that we are in constant touch with financial sources and 16. Finally and most importantly, a Team with whom you would most like to work and can unequivocally companies, each independently owned by active commercial Over the years, Hudson Commercial Partners, Inc. has the investor community. Moreover, we understand and real estate agents, now translates into the largest agent- earned a reputation as one of the leaders in commercial SERVING THE TENANTS monitor the subtle shifts in the real estate cycle so that trust to get the job done. owned commercial real estate organization in America. real estate services in selected markets throughout the Our tenant representation experts can handle not only our clients’ goals can be met.

62 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 63 PROPOSED ENGAGEMENT TERMS

MARKETING COLLATERAL

Hudson Commercial Partners, Inc. offers a wide range of state-of-the-art marketing collateral. Our website marketing process is entirely automated and digitized. There is no limit to the number of investors we can manage and to whom we can market your property. Recent client feedback indicates that the “streamlined” version of our Offering Memorandum is much preferred (and appreciated) in today’s information-rich and time constrained environment. All salient collateral information and statistics will be readily available as a supplement to qualified investors. Hudson Commercial Partners, Inc. offers our marketing collateral in web-based; glossy, hardbound; electronic; and streamlined formats; or any variation thereof as requested by investors.

MARKETING EXPENSES

Hudson Commercial Partners, Inc. is responsible for all marketing expenses.

OUTSIDE BROKER COOPERATION

To ensure that the Property receives the maximum exposure to all potential buyers, we fully cooperate with the brokerage community. This is our practice on every assignment because it is to your best advantage. OVERVIEW FEE Hudson Commercial Partners, Inc. objective in marketing the 3439-3441 CAHUENGA BLVD. WEST, property will be to deliver the highest quality marketing exposure to a We recommend a total fee structure of 6.0%. Payment of commissions is conditioned pre-qualified group of investors. Our collaborative platform ensures that the partners upon successful closing. will receive the maximum price from the most credible buyers, while ensuring them minimum risk in the shortest amount of time. By awarding Hudson Commercial Partners, RETENTION TERM Inc. this very important assignment, our sole responsibility will be to represent the Sellers’ best interests. Exclusive representation will ensure the best service possible Hudson Commercial Partners, Inc. proposes a six (6) month exclusive listing agreement. due to the protection it affords.

LOS ANGELES METRO: UNIVERSAL CITY / STUDIO CITY STATION 64 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 65 JAY MARTINEZ - RESUME JAY MARTINEZ - RESUME ASSOCIATIONS / EDUCATION record evaluating, marketing, buying and selling properties He was quickly promoted to Senior Investment Associate JAY MARTINEZ of this type. His in-depth and specialized market knowledge and earned an Outstanding Achievement Award in 2005, • University of Southern California, B.S. in Real Managing Principal has also helped numerous Lenders with the sale of their 2006, and 2007. Estate/Finance bank-owned properties. Since he began his career, Mr. • Member, American Industrial Estate Association 818.212.3057 cell Martinez has successfully completed more than $500 million After three well accomplished years at Marcus & (AIR) 818.688.8140 fax worth of transactions. Millichap, Mr. Martinez elected to join Lee & Associates • Member, Urban Land Institute [email protected] as Principal to the firm. At this time, he decided to Mr. • Member, National Association of Industrial and Recent prominent transactions include the sale of a 24,000 Martinez decided to reinvigorate his approach and began Office Properties (NAIOP) STUDIO CITY OFFICE square foot office and medical building in Simi Valley, CA focusing on retail and office investment properties. His • USC Latino Alumni Association Scholarship Board 11846 Ventura Blvd. Suite 140 for $4.8 million; the sale of a 38,750 square foot retail/ full year he was inducted into the “President’s Circle of Member (LAA) Studio City, CA 91604 office building in West Hills, CA for just over $4.85 million Excellent” and awarded “Principal of the Year”. He was • Alumni Founder of the USC Latino Business Students 818.699.1603 office representing Lowe’s Home Improvement as the seller. named one of the Top 5 Performers at Lee & Associates Association in 2009, 2010 and 2011. BEVERLY HILLS OFFICE A 20,478 square foot office building sale in Mission Hills, CA EXCLUSIVELY LISTED & CLOSED CLIENTS 9301 Wilshire Blvd. Suite 206 for $4 million; the sale of Calabasas Center office campus In 2012, Hudson Partners was formed initially as a Beverly Hills, CA 90210 for $8 million; and the sale of an office building at 10999 division of KW Commercial and became independent • Bank of America 310.484.5210 office Riverside Drive in Toluca Lake at $4.5 million. in 2014. It was a collection of seasoned veterans, who • Lowe’s Home Improvement were driven by the unique idea to develope a “Cap • Zion’s Bank CalBRE: 01367663 Joey Bishop Estate sale a retail block located next to System” where real estate broker collec the bulk of their • East West Bank Beverly and Robertson at $6.2 million. Most recently, closed fees earned. Jay Martinez actively purchases distressed • Provident Bank SPECIALTY / EXPERTISE Northridge Medical Plaza at $9.9 million, 45,000 SF office notes and properties. • Cowboy & Company, LLC building. • Boston Private Bank Jay Martinez, Managing Principal and Broker of Record Mr. Martinez has cultivated long-term relationships • Wells Fargo of Hudson Commercial Partners, Inc. Jay specializes in CAREER HISTORY / PROFESSIONAL RECOGNITION with many of his clients; He actively participates in • National Bank of California investment sales of commercial properties in regions partnerships with clients. Since the market cycle shifted • Community West Bank of Los Angeles. Additionally, he is a board member and Mr. Martinez began his career in 1999, shortly after in 2008, Mr. Martinez has exclusively listed and sold over • Pacific Merchantile Bank Founder of Hudson Commercial Partners Incorporated. graduating from USC’s Marshall School of Business. He 50 bank owned transactions. • GBC International Bank embarked his real estate career by syndicating for high-net • First California Bank Mr. Martinez’s focus on properties in the range of $2 worth individuals and private capital into apartment buildings • Community Commerce Bank million-$15 million has earned him a loyal following of throughout Los Angeles. In 2004, Jay Martinez joined independent investors, syndicators and owner-users who Marcus & Millichap Investment Brokerage in downtown Los * References Available Upon Request * have come to rely on his energy, diligence and strong track Angeles. His first year at the firm, his assiduous work ethic earned him “Rookie of the Year”.

66 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 67 KELLY BETPOLICE - RESUME

KELLY BETPOLICE Mr. Betpolice has managed portfolios and investment assets • Community West Bank Managing Principal totaling more than $50 million, consistently ranking among the • Pacific Mercantile Bank top performing leaders in his field. Furthermore he understands • GPC International Bank 310.403.8544 cell the importance of providing his clients with a multi-discipline • First California Bank 818.688.8140 fax brokerage platform, superior marketing, and a team approach to • Community Commerce Bank [email protected] ensure superior results in today’s investment market. • Plaza Bank

STUDIO CITY OFFICE ASSOCIATIONS / EDUCATION EXCLUSIVELY LISTED & CLOSED CLIENTS 11846 Ventura Blvd. Suite 140 Studio City, CA 91604 • Bank of America • San Jose State University, B.S. in Management Information • Lowe’s Home Improvement CalBRE: 01470894 Systems • Zion’s Bank • University of Dayton, MBA concentration in Finance • East West Bank Member, American Industrial Estate Association (AIR) CAREER HISTORY / PROFESSIONAL RECOGNITION • • Provident Bank • Member, Urban Land Institute • Cowboy & Company, LLC Kelly Betpolice, is a Managing Principal at Hudson Commercial • Member, National Association of Industrial and Office • Boston Private Bank Partners Inc. His expertise is in understanding the capital Properties • Wells Fargo markets, creating value in an investment transaction, knowing • University of Dayton Alumni Association • National Bank of California and accessing investors and developing marketing strategies • Member of the University of Dayton Ice Hockey Team 1992 • Community West Bank for commercial investment properties in Southern California. In • Pacific Merchantile Bank addition, he handles the sale of distress notes and structured EXCLUSIVELY LISTED & CLOSED CLIENTS • GBC International Bank • First California Bank equity transactions. • Community Commerce Bank • Bank of America Mr. Betpolice has specialized in asset management for private • Standard Mortgage Insurance * References Available Upon Request * and corporate clients since 1994 including sourcing and • Mutual of Omaha evaluating opportunities, preparing financial analyses and • East West Bank underwriting transactions, conducting due diligence and raising • Provident Bank capital. Mr. Betpolice began his career at Morgan Stanley private • ProAmerica Bank wealth management and was a recipient of numerous regional • Boston Private Bank and national awards. He trained in finance and information • Wells Fargo systems prior to entering the commercial real estate industry. • National Bank of California

68 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 69 HOLLYWOOD SIGN 70 - HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, INC. - 71 KELLY BETPOLICE CONTACT Managing Principal C: 310.403.8544

11846 Ventura Blvd.Suite 140 O: 818.699.1602 Studio City, CA 91604

Cal BRE: 01470894 F: 818.332.4977

EMAIL [email protected]

WEBSITE www.hudsonpartnersinc.com

JAY MARTINEZ CONTACT Managing Principal

STUDIO CITY OFFICE C: 818.212.3057 11846 Ventura Blvd., #140 Studio City, CA 91604 P: 818.699.1603

BEVERLY HILLS OFFICE F: 818.688.8140 9301 Wilshire Blvd., Suite 206 Beverly Hills, CA 90210 E: [email protected]

Cal BRE: 01367663 www.hudsonpartnersinc.com

72 - HUDSON COMMERCIAL PARTNERS, INC.