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How to Use Template Typography Hierarchy Strictly Confidential 1 Pitch Book January 2018 Strictly Confidential 2 Disclaimer This document may contain “forward-looking” statements as defined in the Private Securities Litigation Reform Act of 1995. These forward-looking statements concern and are based upon, among other things, the possible expansion of the company’s portfolio; the sale of properties; the performance of its operators/tenants and properties; its ability to enter into agreements with new viable tenants for vacant space or for properties that the company takes back from financially troubled tenants, if any; its occupancy rates; its ability to acquire, develop and/or manage properties; the ability to successfully manage the risks associated with international expansion and operations; its ability to make distributions to shareholders; its policies and plans regarding investments, financings and other matters; its tax status as a real estate investment trust; its critical accounting policies; its ability to appropriately balance the use of debt and equity; its ability to access capital markets or other sources of funds; its ability to meet its earnings guidance; and its ability to finance and complete, and the effect of, future acquisitions. When the company uses words such as “may,” “will,” “intend,” “should,” “believe,” “expect,” “anticipate,” “project,” “estimate” or similar expressions, it is making forward-looking statements. Forward- looking statements are not guarantees of future performance and involve risks and uncertainties. The company’s expected results may not be achieved, and actual results may differ materially from expectations. This may be a result of various factors, including, but not limited to: material differences between actual results and the assumptions, projections and estimates of occupancy rates, rental rates, operating expenses and required capital expenditures; the status of the economy; the status of capital markets, including the availability and cost of capital; issues facing the healthcare industry, including compliance with, and changes to, regulations and payment policies, responding to government investigations and punitive settlements and operators’/tenants’ difficulty in cost-effectively obtaining and maintaining adequate liability and other insurance; changes in financing terms; competition within the healthcare, seniors housing and life science industries; negative developments in the operating results or financial condition of operators/tenants, including, but not limited to, their ability to pay rent and repay loans; the company’s ability to transition or sell facilities with profitable results; the failure to make new investments as and when anticipated; acts of God affecting the company’s properties; the company’s ability to re-lease space at similar rates as vacancies occur; the failure of closings to occur as and when anticipated, including the receipt of third-party approvals and healthcare licenses without unexpected delays or conditions; the company’s ability to timely reinvest sale proceeds at similar rates to assets sold; operator/tenant or joint venture partner bankruptcies or insolvencies; the cooperation of joint venture partners; government regulations affecting Medicare and Medicaid reimbursement rates and operational requirements; regulatory approval and market acceptance of the products and technologies of life science tenants; liability or contract claims by or against operators/tenants; unanticipated difficulties and/or expenditures relating to future acquisitions and the integration of multi-property acquisitions; environmental laws affecting the company’s properties; changes in rules or practices governing the company’s financial reporting; the movement of U.S. and foreign currency exchange rates; and legal and operational matters, including real estate investment trust qualification and key management personnel recruitment and retention. Finally, the company assumes no obligation to update or revise any forward-looking statements or to update the reasons why actual results could differ from those projected in any forward-looking statements. Strictly Confidential 3 Leadership Visionary leader and Experience creative strategist Over 10 years of experience in real estate with extensive experience in offering 20 years of acquisitions, accounting, asset management, operational business experience driving development and creating policy specific to REIT’s. sound financial decisions and Prior roles with Global Medical REIT (NYSE: GMRE), Washington REIT (NYSE: corporate governance WRE) and Quantum Real Estate Management. in executive-level roles. Donald McClure President Strictly Confidential 4 Executive Summary Capitol CRE is a Experience 3 Year Performance Highlights private commercial Capitol CRE specializes in self • Completed over $350 million in healthcare real estate transactions. real estate firm based managed fully-integrated healthcare real estate that acquires, owns • Collaboratively raised $150M from a in the Washington 2016 IPO listed on the NYSE and/or finances real estate D.C metropolitan properties that are leased to • Sourced Angel Funding, mortgage hospitals, doctors, healthcare debt and CMBS loans combined with a area. Founded in $250M line of credit through 2012, Capitol CRE systems or other healthcare service syndicated banking relationships. providers located in geographic areas • Acquired 1.2M sq. ft. consisting of 53 provides trusted primarily outside of major MSA’s. quality investment transactions Net Leased to 41 tenants opportunities. Investment Strategy Opportunity Focus on the acquisition of licensed, Now is an exciting time in the state-of-the-art, purpose-built transformation of the U.S. healthcare healthcare facilities and the leasing market, and more specifically the of these facilities to leading clinical U.S. healthcare real estate market. operators with dominant market share. We intend to produce increasing, reliable rental revenue by leasing each of our healthcare facilities to a single market-leading operator under a long-term triple-net lease. Strictly Confidential 5 Industry Overview Tailwinds Investment Healthcare reform and policy has led to specialty healthcare playing a Philosophy significant role in this current political environment. Issues from the ACA repeal efforts to payment reform to the demographic growth of the Medicare Capitol CRE is population. This rapid change has bred a entirely new strategy in healthcare investing outside of delivery and transactions. No matter how healthcare policy changes on the Hill major MSA’s where we the delivery of care by providers and systems will continue to be based on can develop strategic alliances with patient focused care, quality outcomes and lower cost. financially sound healthcare providers that offer high quality healthcare services in sustainable non-urban Headwinds markets. We believe healthcare providers will need to invest a significant amount of capital in non-urban areas over the next several decades in order to provide lower cost healthcare in the patients’ local communities than they can by transporting the non-urban population to high cost urban centers, and ramp up their services as there are natural population increases in the non urban areas and as the Affordable Care Act brings more of the non-urban population base into some type of insurance coverage. Strictly Confidential 6 Experience Healthcare focused Experience M&A continues to be From 2014 to present Capitol CRE principles have completed over $350 million in robust often driving healthcare real estate acquisitions. These acquisitions have consisted of high quality higher valuations. purposed built healthcare facilities. Over 50 facilities the majority of which are NNN sales leaseback transactions covering over 1 million sq. ft. of Class A space. While REITs are pursuing portfolio deals. We have discovered that a focus on the lower Ownership Profile Capital Structure middle market acquisition of NNN Acute Care/SNFs Debt Equity sales leaseback Traditional Rehab Angel Funding healthcare assets Hospital Mortgage provides untapped Convertible Purpose CMBS returns. Built Debenture Medical Capital Office LOC Surgery Markets Center Investor Notes Op Units Strictly Confidential 7 Untapped Opportunity There is an enormous Our Difference market outside of To allow healthcare providers to leverage their real estate assets to redirect the subsequent Major MSA. cash infusion to be utilized in the development of the physician group practice, building Healthcare groups in maintenance, lease escrows, furthering community healthcare and improving operational non-urban areas that resources. We can generate greater returns than REITs due to lower operational cost, greater deal flexibility combined with the elimination of capital market volatility. Sourcing have the population off market transactions allows for preserved valuation with significantly less competition for and hospital affiliation these Non-Urban assets from existing REITs and institutional buyers than for comparable support that allows assets in urban areas, thereby increasing the potential for attractive risk-adjusted returns. community based • Tenant • Higher Cap • Long Term providers to be very Focused Deals Leases successful. Capitol CRE • Off-Market • Rent • Built in has identified and • Non-Urban Escalations Renewal • Outside of • Lower • High Barrier capitalized on these Major MSAs Operational to Entry properties through the Cost use of innovative strategies sourcing off Acquisition
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