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LAND FOR SALE 2.3947 ACRES (104,315 SF)

U CHARLOTTE, NC

University City UNC Charlotte Submarket

 High Density Development Opportunity McCullough Drive Light Rail Station

 Potential Mix of Uses:  Apartments  Retail  Office  Hotel  Condominium  Light Rail 18.9 Total Miles 26 Total Stations Completion 2017

 Bunker Land Group Dennis N. Bunker, III 704-351-9757 [email protected] www.bunkerlandgroup.com 

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EXECUTIVE SUMMARY Bunker Land Group has been engaged to  Property Overview exclusively represent the property owner in the  Economic Development Overview marketing and disposition of a 2.3947-acre  Lynx Blue Line Overview (104,315 square feet) tract of land at the future  Lynx Blue Line Station Overview McCullough Drive Station along the Lynx Blue Line  Apartment Market Overview Light Rail Extension in Charlotte, NC, scheduled  Apartment Market Activity for completion in 2017. The site offers the  Assemblage Opportunity opportunity to deliver a unique product to the University market with the competitive advantage of direct access to the Lynx Blue Line Light Rail.

 Signalized corner location adjacent to future McCullough Light Rail Station  Charlotte CBD a 22-minute light rail ride away; UNC Charlotte 5 minutes away  Population approximately 180,000 within a 5-mile radius  No Apartments currently located at a light rail station in this submarket

The site and location have the potential to support a number of uses to include apartments, retail, office, hotel, and condominiums. Schematic site plans depicting potential uses and layouts are provided on pages 4 & 5 (for illustrative purposes only). We have included market data for the apartment market in the Apartment Market Overview and Apartment Market Activity sections of this marketing package. Additionally, in the Lynx Blue Line Station Overview, we have highlighted development along the light rail line. Finally, we invite your attention to the Addenda, where you will find LINKS to articles and current events about activity related to the Lynx Blue Line.

Note: Pricing of the offering "To be Determined" by the market Seller may consider a joint venture

Please direct all inquiries and questions to:

Dennis N. Bunker, III Bunker Land Group, LLC 704-351-9757 [email protected]

Disclaimer: The enclosed materials and information are furnished for illustration purposes only. Each Buyer is expected to conduct their own due diligence and should not rely on any of the materials set forth in this package other than for illustrative purposes.

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SUMMARY

The site offers an excellent location and physical attributes for development of a high density, transit-oriented project that contemplates the potential uses of apartments, retail, office, hotel or condominium. «««»»» The future McCullough Drive Station will be located two transit stations southwest of UNC Charlotte between two Park & Ride stations: The JW Clay Station and the University City Boulevard Station (775 parking spaces each).

<<<<< PROPERTY FACTS & LINKS >>>>>

Address & Location: 8302 University Executive Park Drive, Utilities: Charlotte, Mecklenburg County, NC 28262  Municipal Water, Sewer & Trash Northwest Corner of McCullough Drive @ North Tryon Street/ Link to Charlotte Mecklenburg Utilities US Highway 29; at future McCullough Drive Station on the  Duke Energy Link to Duke Energy Lynx Blue Line Extension  Piedmont Natural Gas: Link to Piedmont Natural Gas Tax Parcel Number: 047-211-14 Link to Property Tax Card, Link to Property Tax Map, Existing Zoning: B-1 (CD), Business, Conditional Link: Property Survey Development District

Size: 2.3947 Acres; 104,315 square feet Potential Zoning: TOD -Transit Oriented Development

Road Frontage & Dimensions: Residential (R) Employment (E) Mixed use (M)  N. Tryon Street (262.54')  McCullough Drive (417.69') Link Charlotte Zoning Ordinance  University Executive Park Drive (327.88', private) Section 9 TOD  Fourth side contiguous to adjacent property Link Zoning Administration (373.12'- no road frontage) Sonja Strayhorn Sanders 704-336-8327

Link University City Area Plan May 2015 Traffic Counts: 27,000 VPD - N. Tryon St. @ McCullough Drive McCullough Station Pages 40-43, 90-91 Link Charmeck Area Planning Existing Improvements: 8,587-square foot, single-story Amanda Vari 704-336-5718 masonry building formerly a restaurant

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SCHEMATIC SITE PLAN- APARTMENTS & RETAIL

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SCHEMATIC SITE PLAN- APARTMENTS, OFFICE, RESTAURANT/RETAIL

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ECONOMIC DEVELOPMENT OVERVIEW Charlotte, NC MSA The Charlotte, NC MSA is the largest in the Carolinas and the fifth largest metropolitan area in the Southeastern region of the United States. The Charlotte metro area is headquarters to eight Fortune 500 and seven Fortune 1000 companies including Bank of America, Duke Energy, Nucor Steel, Sealed Air, Sonic Automotive and Lowe’s. The Charlotte Douglas International Airport ranks sixth in the world based on the volume of passengers and flights, and is the eighth largest airport in the nation based on passenger totals. There are over 20 colleges and universities in the Charlotte MSA. Source: Charlotte Chamber of Commerce (September 2015) University City University City is anchored in education. This employment center has a daytime workforce of 75,000 in businesses that range from energy and finance to healthcare, technology, and back office. Three large office parks offer office space to meet the business needs of Fortune 500 businesses, entrepreneurs and start-ups. The University Research Park is one of the nation’s largest research parks with 2,200 acres and 10 million square feet of office space. UNC Charlotte and CMC University Hospital anchor University City and provide immediate access to research, talent and medical amenities. University City has access to a solid network of interstates (I-85, I-485 and I-77), two nearby airports, and will benefit from the projected 2017 completion of the Lynx Blue Line Extension. Source: University City Partners (September 2015) University of Charlotte The University of North Carolina at Charlotte provides direct access to a highly educated workforce. The University granted over 6,000 degrees in 2014. UNC Charlotte currently has over 27,000 students enrolled, and currently offers 21 Doctoral, 64 Masters, and 80 Bachelor’s degree programs through seven colleges. The 2020 Plan for the University projects a student population of 35,000. These graduates eagerly fill Charlotte’s workforce pipeline in the fields of energy, engineering, finance, real estate, education, healthcare, computer and data analytics. Finally, the University is in the early stages of determining the feasibility of a convention hotel and conference center on approximately four acres owned by the University Foundation at the JW Clay Station (one stop northeast of the site).

Source: University City Partners, Charlotte Chamber of Commerce, UNC Charlotte (September 2015)

University City 2015 1 MILE 3 MILE 5 MILE Major Employers Wells Fargo Red Ventures Population 2,982 74,216 179,326 TIAA Cref Duke Energy Allstate OnStar Households 1,268 28,161 67,772 Rackroom Shoes Electrolux Merck Population Growth Rate 2.01% 2.51% 2.59% UNC Charlotte McKesson (2015-2020 Annual Rate) AT&T Verizon Source: Site to Do Business (STDB), University City Partners (September 2015)

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LYNX BLUE LINE OVERVIEW The Lynx Blue Line is the region’s first light rail service. Currently, it runs from Pineville, which is south of Charlotte at I-485 and South Boulevard, to the Charlotte CBD. Upon completion of the Blue Line Extension, the light rail will extend through North Charlotte and terminate on the UNC Charlotte campus. Lynx Blue Line Facts 9.3 Miles Under Construction 9.6 Miles in Operation Charlotte CBD -> UNC Charlotte Pineville -> Charlotte CBD Completion 2017 15 Stations 11 Stations Under Construction 7 Park & Rides in Service Including 4 Park & Rides McCullough Station will be located adjacent to the site Between 2 Park & Rides & 2 stops southwest of UNC Charlotte

Ridership Projections by 2035: Development Projections by 2035: Blue Line Extension: 24,500 weekday riders Over 10,000 new housing units Existing Blue Line: 26,500 weekday riders Over 3.8 million square feet of new office Total Blue Line: 51,000 weekday riders Over 1.3 million square feet of new retail

Station SITE

Park & Rides Transit Stations

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LYNX BLUE LINE STATION OVERVIEW

Development Activity along the Lynx Blue Line – Existing & Proposed

(A) (G) 9th Street Station Pappas Properties - Proposing 224 MF units, 40,000-60,000 SF office, 16,000 SF Levine Properties - Developing 264 MF units, two hotels, office and First Ward retail on 23 acres; Park

(B) New Bern Street Station (H) Proffitt Dixon - Developed Fountains Southend, 208 MF units built in 2013; Beauxwright - Proposing 50 MF units; Silos Southend -390 MF units built in 2013-2015; Junction 1504 - 281 MF units built in 2012 ; (I) 25th Street Station Former Sedgefield Shopping Center Site: Marsh Properties developing a Harris Southern Apartment Group - Proposing 250 MF units and retail; Teeter and proposing multi-family, retail, office; Former Pepsi Site - Lennar Multifamily proposing a mixed-use development (J) 36th Street Station (C) East/West Blvd. Station Crescent Resources – Proposing 350 MF units, potential hotel and boutique grocer; Park & Kingston – 153 MF units built in 2014; Camden Properties – Developing Camden Gallery, 323 MF units under construction; (K) Carolina States Regional Center - Proposing 300 MF units; (D) Bland Station Post Properties - Developed Post Southend - 360 MF units built in 2012; (L) University City Blvd. Station Belgate Shopping Center - 890,000 SF including Ikea and Wal-Mart; 266 MF units (E) Carson Station under construction; 1100 South – 223 MF units built in 2015; (M) McCullough Station (F) Location of Site Crescent Resources - Proposing a Whole Foods, two hotels, and 450 MF units; (N) JW Clay Station UNC Charlotte - Proposing a convention hotel and conference center

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APARTMENT MARKET OVERVIEW

Much of the apartment development in the Charlotte Market has occurred along the Lynx Blue Line in the past few years due to an influx of millennial aged professionals in Charlotte and the general demand for transit-oriented living in urban corridors of the city. Demand and subsequent development along the Blue Line Extension is in the early stages as the market prepares for the completion of the extension in 2017. The following highlights for the Charlotte Apartment Market and the University Apartment Submarket have been extracted from the Real Data Apartment Market Research Report (September 2015).

Charlotte Apartment Market Highlights  There are 113,575 total units in the Charlotte Market  Vacancy rate 5.7%, down 100 bps from February 2015, up 30 bps from August 2015 as wave of supply hits market  Average unit size is 959 SF, 34% are 1 Bed/1 Bath and 35% are 2 Bed/2 Bath units  Average rent per month is $1,000 or $1.042/SF, an 8.8% increase since 2014  12,334 units are under construction and 13,853 units are proposed with a concentration in the CBD and Southend along the light rail line

University Submarket Highlights  9,206 total units in the University Submarket  Vacancy rate 4.7%, down 30 bps from 2014  Average unit size is 1,044 SF, 29% are 1 bed/1 bath, 40% 2 bed/2 bath, 11% are 3 bed/3 bath, and 13% are 4 bed/4 bath units  Average rent per month is $1,174, or $1.125/SF and reflects a 8.7% increase since 2014, 17.8% since 2013  76% of units are market rate, 24% are student housing  560 units are under construction: Pavilion Point and Sovereign at Belgate  160 units proposed: Expansion of Phillips Mallard Creek SUBMARKET MAP  Zero units in the University submarket are on the light rail line or at a light rail station

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APARTMENT MARKET ACTIVITY

RENTS University Submarket Rents Avg Rent Property Profile Year Built # Units Avg Size Vacancy Age Group PSF Arcadia Sanctuary Student 2014 202 1,490 $1.62 1.0% Lease-Up Aspen Heights Student 2014 144 1,320 $1.53 1.4% 1-5 years Crescent Alexander Village Market Rate 2014 320 973 $1.24 23.8% Lease-Up Belle Haven Market Rate 2014 176 1,098 $1.07 2% 1-5 years Circle University Student 2014 187 1,044 $1.76 10.7% Lease-Up Millennium One Student 2014 224 1,215 $1.61 0.0% 1-5 years Phillips Mallard Creek Market Rate 2012 300 988 $1.02 4.3% 1-5 years Walden Station Market Rate 2013 96 1,067 $1.38 0.0% 1-5 years Average 206 1,149 $1.40 1.6% stabilized Light Rail Rents Avg Rent Property Submarket Year Built # Units Avg Size Vacancy Age Group PSF Silos Southend Southend 2013/2015 390 889 $1.75 2.6% Lease Up Alpha Mill CBD 2007/2015 267 880 $1.44 4.5% Lease Up Camden South Line Southend 2015 266 883 $1.81 47.1% Lease-Up/UC Park & Kingston Southend 2014 153 663 $1.84 5.2% 1-5 years Yards @ NoDa NoDa 2014 342 912 $1.50 24.2% Lease-Up/UC Colonial Reserve Southend 2013 363 783 $1.75 3.4% 1-5 years Fountains Southend Southend 2013 208 831 $1.91 3.8% 1-5 years Junction 1504 Southend 2012 281 971 $1.58 3% 1-5 years Ashton Southend Southend 2009 310 1,148 $1.83 4.5% 6-15 years Post Southend Southend 2012 360 847 $1.65 2.8% 6-15 years Highland Mill NoDa 2004 166 1,080 $1.11 3.0% 6-15 years Camden Southend Southend 2003 299 858 $1.52 9% 6-15 years 1100 South Southend 2015 323 795 $1.84 63% Lease-Up/UC Average 287 888 $1.66 4.1% stabilized

 Average rent in the University Submarket is $1.40/SF with average rent along the light rail line at $1.66/SF. Average rent in the competitive data set is $1.55/SF.  The University Submarket units are typically larger, with more bedrooms and bathrooms to accommodate students with ‘roommate’ lifestyles. The average unit size is 1,149 SF. Light rail units are smaller, reflecting the transit-oriented millennial lifestyle requiring less space and more amenities. Average unit size is 888 SF.  Average vacancy for the stabilized properties in the University Submarket is 1.6%. Average vacancy for the stabilized properties along the light rail is 4.1%. Average vacancy for stabilized properties in the competitive data set is 3.25%.

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LAND SALES Property Submarket Sales Date Zoning Acres Sales Price # Units Price/Acre Price Paid/Unit Solis Southline Southend Sep-15 TOD-M 3.571 $ 5,250,000 300 $ 1,470,176 $ 17,500 10th and Brevard Uptown Mar-15 UMUD 3.31 $ 4,818,000 260 $ 1,455,150 $ 18,531 Pavilion Point University Oct-14 R-17MF 32.60 $ 3,988,000 295 $ 122,331 $ 13,519 *Aspen Heights University Oct-14 R-17MF 22.27 $ 2,400,000 144 $ 107,768 $ 16,667 Woodfield-Mercury NoDa NoDa Jan-14 MUDD 3.24 $ 4,530,000 241 $ 1,399,876 $ 18,797 Belgate-UNCC @ Ikea University Jan-14 R-17MF 31.90 $ 3,040,000 280 $ 95,298 $ 10,857 Quarters at Morehead Southend Dec-13 MUDD 2.41 $ 8,160,000 298 $ 3,385,892 $ 27,383 1100 S Blvd/Carson Blvd Southend Oct-13 TOD-M 2.58 $ 5,850,000 331 $ 2,266,563 $ 17,674 *Arcadia Sanctuary University Jul-13 B-2 CD 22.05 $ 4,084,471 202 $ 185,237 $ 20,220 *Circle University University Dec-12 MUDD-O 4.93 $ 4,260,000 187 $ 863,572 $ 22,781 *University House Charlotte University Oct-12 MUDD-CD 5.29 $ 3,145,000 300 $ 594,855 $ 10,483 Camden Southline Southend Oct-12 MUDD 3.42 $ 5,250,000 299 $ 1,535,088 $ 17,559 The Yards @ NoDa NoDa Apr-12 MUDD-CD 10.45 $ 4,050,000 182 $ 387,560 $ 22,253 Gray = Along Light Rail Average All $ 1,251,436 $ 18,017 Green = University Submarket Average on Lightrail $ 1,700,044 $ 19,956 *Student Housing Average in Submarket $ 328,177 $ 15,754  The average sale price for apartment land for the selected comparables is $18,017 per unit and $1,251,436 per acre.

 Land along the light rail averaged $19,956 per unit and $1,700,044 per acre.

 Apartment land in the submarket averaged $15,754 per unit and $328,177 per acre.

 Significant parcel size differences is one driver of the price variances between smaller light rail apartment parcels and larger suburban parcels. IMPROVED SALES

# Beds Price Paid Property Submarket Sales Date Yr Built Sales Price # Units (Student) Per Bed Price Paid/Unit Arcadia Sanctuary University Nov-15 2014 $ 54,750,000 202 765 $ 71,569 $ 271,040 Millennium One University Oct-15 2014 $ 51,250,000 244 740 $ 69,257 $ 210,041 Crescent Alexander Village University Sep-15 2014 $ 52,250,000 320 $ 163,281 The Addison Whitehall South Charlotte Jul-15 2014 $ 49,100,000 321 $ 152,960 Park @ Drexel Park Road May-15 2014 $ 7,175,000 42 $ 170,833 Park and Kingston Southend Mar-15 2013 $ 27,850,000 153 $ 182,026 Belle Haven University Feb-15 2014 $ 26,400,000 176 $ 150,000 Post South End Southend Jul-14 2012 $ 74,000,000 360 $ 205,556 Alpha Mills I & II CBD May-14 2006/2014 $ 45,270,000 267 $ 169,551 Gray= Along Light Rail Average All $ 186,143 Green= University Submarket Average on Lightrail $ 185,711 Submarket $ 198,590  The average sale price for the selected comparables is $186,143 per unit. The average sale price for selected comparables along the lightrail is $185,711 per unit.

 The average sale price for University Submarket comparables is the highest at $198,590 per unit. Arcadia Sanctuary and Millennium One are student rate complexes and averaged approximately $240,541 per unit and $70,400 per bed. Crescent Alexander Village and Belle Haven, with a mix of market and student rates, averaged $156,641 per unit.

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ASSEMBLAGE OPPORTUNITY

 The site is physically situated such that an

assemblage with Parcels A & B located northeast of and adjacent to the site may present the potential for a larger, mixed- use development opportunity.

 The two adjacent parcels are owned by the same entity. They are improved with older, single-story office buildings with surface parking (Link Parcel A Tax Map, Link Parcel A Tax Card, Link Parcel B Tax Map, Link Parcel B Tax Card).

 The assembled site, consisting of three parcels, would create a site of approximately 6.9± acres with 810± feet

of frontage along N Tryon Street.

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ADDENDA

i. SURVEY ii. Links to Articles iii. Real Data – September 2015 iv. Brochure: Working With Real Estate Agents v. Disclaimers

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SURVEY

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LINKS TO ARTICLES: PROPOSED DEVELOPMENTS & RECENT TRANSACTIONS Southend Pappas Properties is developing 23 acres at the Scaleybark light rail station to include apartments, retail and office: http://www.pappasproperties.com/pappas_scaleybark.htm Bainbridge Companies is planning 200 units at Poindexter & South Blvd near the New Bern light rail station: More apartments for South End: Development firm planning 200 units Marsh Properties is redeveloping Sedgefield Shopping Center near the New Bern light rail station; up to 1,200 ‘for rent’ and ‘for sale’ units proposed; Harris Teeter will anchor center: Harris Teeter to anchor Sedgefield development by Marsh Properties, Aston Properties Lennar Multifamily is proposing mixed use redevelopment of the former Pepsi Bottling site at the New Bern light rail station: Redevelopment of former Pepsi Bottling Site Terwilliger Pappas Apartments Partners is planning a 300 unit Apartments development called Solis Southline in adjacent to light rail: Development firm starting work on 300- unit apartment complex in South End Edens is planning redevelopment of Atherton Mills near the East/West Blvd light rail station including apartments, office and retail: Atherton Mills Redevelopment

Cousins Properties to develop Dimensional Fund Advisors regional HQ near East/West Blvd light rail station Office Development Coming to Southend Beacon purchases 3.38 acres for redevelopment Beacon Purchases Prime Block in South End Uptown Crescent Communities is proposing redevelopment of Stonewall corridor including 450 Apartments units, a Whole Foods, retail and hotels: Crescent confirms uptown whole foods Levine Properties developing a park, office building and 264 apartment units in First Ward: First Ward Park in Progress Skyhouse Apartments second 24 story apartment tower is under construction: Skyhouse starts second tower NoDa & North Charlotte

Faison Enterprises purchased a 5.7-acre site for $10 million in Optimist Park, planning apartments and retail space Faison purchases site for apartments and retail for $10 million

Wood Partners’ planning 280 units in Optimist Park 25th and Brevard, Optimist Park, 280 Units Planned NRP Group proposing 351 Apartments units in Optimist Park neighborhood: Proposed Apartments in Optimist Park Developers planning 147 unit apartment complex in NoDa between 25th Street transit station and 36th Street transit station: Developers planning 147 unit apartment complex in NoDa Crescent NoDa to include 344 apartments, 7,500 square feet of retail at 36th street light rail station. Crescent sets groundbreaking date for NoDa apartments, retail development NRP Group planning a 351 unit apartment complex on Parkwood Ave adjacent to Blue Line light rail extension: Developer Planning 351 Apartments on Parkwood Ave

A developer is planning to build a 50-unit Apartments complex at Parkwood Ave and 17th Street north of uptown: Boutique Apartments development north of uptown Developer Jane Wu is planning 380 units at Tom Hunter light rail station: Tom Hunter station apartments UNC Charlotte is proposing a convention hotel and conference center at JW Clay Blvd: UNC Charlotte 2020 Plan Market News

Charlotte’s apartment vacancy rate drops, rents increase New Projects for City Sites Apartment Construction hits new highs but vacancy, rental rates remain healthy In New Charlotte Apartments, Luxury is the Rule Development Coming Fast to Blue Line Extension

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REAL DATA – SEPTEMBER 2015

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REAL DATA – SEPTEMBER 2015, CONT.

University House Charlotte Phillips Mallard Creek Circle University City

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REAL DATA – SEPTEMBER 2015, CONT.

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BROCHURE: WORKING WITH REAL ESTATE AGENTS

The following four pages are a reprint of a brochure provided by the North Carolina Real Estate Commission. Please sign the last page of this brochure, as an indication that you have received, read and understand the brochure. After signing, please mail or e-mail the signed page to Bunker Land Group, LLC at the following address:

Bunker Land Group, LLC Attn: Dennis N. Bunker, III 1140 Dilworth Crescent Row Charlotte, NC 28203 [email protected]

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DISCLAIMERS

The Sellers and Seller’s Exclusive Agents (here collectively as we, us, our, etc,) have obtained the information continued herein from sources believed reliable. While we have no reason to doubt its accuracy, we have not verified it and make no guarantee, warranty or representation about the information (including without limitation, none about the information’s accuracy, completeness, applicability, or appropriateness). It is the responsibility of all parties interested in this property (herein as you, your, etc.) to conduct a careful, independent investigation of the property to discover, obtain and verify all applicable information regarding and / or affecting the property (including without limitation the information contained herein; all local, municipal, state and federal regulations; utility improvements and services; geo technical information; hydrological information; topographical information; environmental information; information regarding the property’s title, boundaries, encumbrances, etc; and all other applicable information) and independently determine to your complete satisfaction the suitability of the property for your needs. You must not base your expectations of the property, any of your actions regarding the property, or any offer for the property upon any information disseminated by us. Unless otherwise expressly stated in writing, the two sole purposes of all information we disseminate regarding the property (including without limitation all distances, boundaries, acreages, data, etc, in all text and / or shown on all aerial photos, maps, and other illustrations, have been, are, and will be (1) to create an awareness of the property’s availability, and (2) to share information we have obtained regarding the property merely as a courtesy, but expressly not for the purpose of fulfilling any of your due diligence responsibilities or in any way making any express or implied representations or warranties regarding the information. This property is being offered on an “AS IS, WHERE IS, WITH ALL FAULTS” BASIS. THE OWNER OF THE PROPERTY, THE OWNER’S EXCLUSIVE AGENTS, AND THEIR EMPLOYEES, AGENT, SUBSIDIARIES OR AFFILIATES, MAKE NO WARANTY OR REPRESENTATION, EXPRESS OR IMPLIED OR ARISING BY OPERATION OF LAW, INCLUDING WITHOUT LIMITATION ANY WARRANTY OF CONDITION, HABITABILITY, MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE, WITH RESPECT TO THE PROPERTY. Further, we hereby expressly disclaim any warranty, guarantee or representation, express or implied, oral or written, past, present, or future, of as to, or concerning any and all characteristics potentially or actually concerning the property including without limitation: (a) the condition of the property or any improvements (on site or off site) which may affect the property; (b) the extent of any right-of way, lease, possession, lien, encumbrance, easement, license, reservation or condition with the Property; (c) the compliance of the Property or its operation with any applicable laws, ordinances, or regulations of any government, public, private, or other body, including without limitations, compliance with any past, present or future land us or the Americans with Disabilities Act, wetland, zoning law or regulations, applicable environmental or watershed or wetland laws, rules, ordinances and regulations, property owners associations; (d) title to the property, boundaries of the property, or any easements, regulatory rules or any encumbrances which may affect the property; (e) the property’s access, ingress or egress; and (f) the physical condition of the property and its surroundings, including without limitation the structural, mechanical and engineering characteristics of any improvements which may affect the property.