Hollywood | California

A REINVENTED UNIQUE OFFICE ASSET IN THE WORLD’S ENTERTAINMENT CAPITAL

HFF, as exclusive advisor, is pleased to present the exceptional opportunity to acquire the 100% fee simple interest in 1800 N. Highland Ave., a 7-story, innovative Class A office asset (the “Property”) located at 1800 N. Highland Avenue in the entertainment capital of the world, Hollywood, CA. THE PROPERTY IS A PIONEERING USER EXPERIENCE UNLIKE ANY OTHER, BLENDING OFFICE UTILITY WITH HOTEL EXCLUSIVITY TO PRODUCE A MASTERFULLY-CURATED, UPSCALE VIP EXPERIENCE KNOWN AS “BE” BY THE SOUFERIAN GROUP (THE “BRAND”).

2 EXECUTIVE SUMMARY The Investor’s Opportunity

/ EXTENDED LONG TERM SIGNAGE AGREEMENT: The ink has dried on the license amendment to the existing long term agreement for the Property’s wall scape signs with industry- leading advertiser OUTFRONT Media. The amendment secures long-term signage income, mitigating investment risk, while also offering tremendous revenue-sharing upside just as the market sits on the precipice of content explosion.

There is legislation in front of city council for Summer 2018 regarding the potential conversion of static signage to digital signage in Hollywood. If passed, a conversion to digital signage at the Property could increase value by 3-4x.

/ LEASING UPSIDE ON CORE ASSET: Currently 86% leased, with only one designer-finished turnkey vacant space remaining, the Property is the extremely rare core asset with upside. The rent roll is headlined by entertainment titan Live Nation, with total average in-place rents 19% below market. This presents significant NOI upside through both lease-up of vacant space and mark-to-market of in-place tenants, all in one of the strongest office markets in Southern California. TENANT INDUSTRY SF % of NRA EXPIRATION YEAR IN-PLACE VS. MARKET Live Nation Entertainment 47,800 52.0% 2023 (14.3%) Revolt Media 13,293 14.5% 2020 (41.4%) Soothe Service 13,288 14.5% 2022 (26.3%) Nokia USA Communications 3,669 4.0% 2022 (15.9%)

BE BY TSG | 1800 N. HIGHLAND AVE. 3 The Property underwent an extensive rehab, including a new curtain wall and system upgrades. Current ownership has elevated the Property to an unprecedented design aesthetic, with a plethora of amenities that cater to the media, creative and technology tenant cluster that is driving the Hollywood and greater Los Angeles economies.

Property Overview

ADDRESS 1800 N. Highland Ave. Hollywood, CA 90028

NET RENTABLE AREA (SF) 91,908

% LEASED 86%

YEAR BUILT / RENOVATED 1965 / 2008 / 2017

NO. OF FLOORS 7

CERTIFICATION LEED EnergyStar

TYPICAL FLOOR PLATE (SF) 13,058

CEILING HEIGHT 13-14 ft.

SIGNAGE DIMENSIONS Outfront Media • 25’ x 67’ sign on Western facade • 18’ x 60’ sign on Western facade • 45’ x 63’ sign on Northern facade

Dolby • 50’ x 68’ north facing rooftop sign

Top Building Signage Available

4 EXECUTIVE SUMMARY Curated For The Tenant Experience

is the brainchild of Behzad Souferian and his vision for a new genre of commercial real estate, tailored for the way we live and work today. The inspiring Property encapsulates luxury hospitality components as it redefines the modern office environment. Be evokes a timeless lifestyle as it welcomes you with a custom canopy entrance complete with valet services, reminiscent of the arrival experience found at boutique hotels. Tenants enter through double glass doors into lobbies which serve as tenant lounges in the style of a well-heeled hotel. The pet-friendly building also includes communal landscaped courtyards modeled after high-end single-family residences, outdoor gathering spaces and thoughtful floor plans with bespoke designer finishes. Tenants have a variety of curated lifestyle amenities at their disposal, such as a concierge, room service-inspired deliveries and Be-branded bikes for tenants’ midday errands. Be tenants are also granted membership to Be Benefits, an exclusive program of partner discounts, special offers and inside-the-ropes access to some of the most sought-after establishments. Be is the cultivation of a truly unique asset in a world-renowned market.

BE BY TSG | 1800 N. HIGHLAND AVE. 5 INVESTMENT HIGHLIGHTS

A Hollywood Story

Hollywood is experiencing incredible residential, commercial and infrastructural growth, driving tourism and attracting swarms of media talent. The booming market has demonstrated incredible demand, driving terrific market fundamentals, record-breaking rental rates, and the influx of premier entertainment tenants. In 2017, Hollywood welcomed a tenant migration of modern entertainment powerhouses, headlined by Netflix’s 500,000+ SF and Viacom’s 200,000+ SF. In May 2018 Netlfix reached a remarkable milestone, becoming the most valuable media and entertainment company in the world. The relocations by Netflix, Viacom, and others evidence Hollywood’s standing as the benefactor from the imminent explosion of content in the entertainment industry. The entertainment world stands to transform and flourish for a long time to come, with Hollywood leading the charge.

1 2 3 NETFLIX NOW HIGHEST MARKET CAP IN ENTERTAINMENT INDUSTRY

6 EXECUTIVE SUMMARY The entertainment industry is in the first inning of a content explosion.

BE BY TSG | 1800 N. HIGHLAND AVE. 7 INVESTMENT HIGHLIGHTS

Highly Desirable Signage Income – Recently Secured For Next 10 Years

1800 N. Highland Ave. features incredibly unique advertising signage in one of the nation’s most prominent advertising markets, aptly considered the “Times Square” of the West Coast. The proven signage revenue is attained from market-leading, creditworthy companies. It is extremely rare for a landlord to be able to provide such signage in Hollywood, as a moratorium has been in place since 2008 creating a complete barrier to entry.

y Economic Impact of expanded Signage Amendment:

w Signed April 2018 with licensee OUTFRONT Media

w Mitigates Investment Risk

w Significantly Increases Upside Revenue

PREVIOUS AGREEMENT NEW TERMS

MINIMUM BASE RENT $360,000 $660,000

PERCENTAGE RENT 70% OF SALES 75% OF SALES (77% AFTER 2022)*

AGREEMENT TERM FEB’ 2021 EXPIRATION DEC’ 2027 EXPIRATION

*2017 OUTFRONT Sales Exceeded $1.3 million

LOS ANGELES WELCOMED A RECORD 48.5 MILLION OVER 140,000 VEHICLES VISITORS PASS IN FRONT OF THE PROPERTY EACH DAY IN 2016

8 EXECUTIVE SUMMARY 1800 N. Highland Ave. is widely recognized as the most visible building with signage in Hollywood. -GM Outdoor Signage

SIGNAGE A SIGNAGE B SIGNAGE C SIGNAGE D SIGNAGE E Wallscape Wallscape Wallscape Top Building Billboard

SIGNAGE REVENUE A, B & C - Wallscape (OUTFRONT Media) $1,023,605 D - Top Building $120,000* E - Billboard (Dolby) $81,676 * Current market value

BE BY TSG | 1800 N. HIGHLAND AVE. 9 INVESTMENT HIGHLIGHTS

West Los Angeles Market Momentum

Hollywood is located in the West Los Angeles office market, which is considered the most core market in Los Angeles and consistently one of the most sought-after markets in the world. Current average asking rents in the Class A market surpass $4.70 per square foot per month, over 45% higher than the next highest rents in Los Angeles.

Comparison of Class A Rental Rates $6.00

$5.00

$4.00 Hollywood Rent

$3.00 Comp Set Rent Westside Rent $2.00 Los Angeles Rent Rental Rates $PSF/Mo. $1.00

$0.00 2010 Q1 2011 Q1 2012 Q1 2013 Q1 2014 Q1 2015 Q1 2016 Q1 2017 Q1 2018 Q1

y Hollywood rents have grown 65% in the last 6 years

y ICON, one of the local competitive buildings, was over 60% leased two years before opening

y The Property’s competitive set has seen 47% rent growth since 2014

y NETFLIX looking at all the space at SPACES at 1800 Vine

Hollywood rents have increased and vacancy has decreased in Q1 2018

10 EXECUTIVE SUMMARY There is hardly a month when there isn’t some company that comes into my office and says ‘We’re looking at Hollywood. – LA Mayor Eric Garcetti

BE BY TSG | 1800 N. HIGHLAND AVE. 11 The Hollywood Bowl

Hollywood and Highland

Rich Amenities In An Iconic Location

Be 1800 N. Highland Ave. offers dramatic identity in one of the most prestigious and iconic markets in the world. Hollywood virtually defines the entertainment industry in Southern California, and is central to all major studios, entertainment-dominated submarkets, and a variety of residential neighborhoods. Universally recognized as the Entertainment Capital of the World, Hollywood also boasts a wealth of globally recognized areas, and contains some of the most popular entertainment venues in the country.

12 EXECUTIVE SUMMARY The Hollywood Bowl Universal Studios

Hollywood and Highland The Hollywood Walk of Fame

ADJACENT HOLLYWOOD & HIGHLAND HOSTS 05/10 IN 2017 OVER 300 EVENTS THE HOLLYWOOD BOWL RECORDS PER YEAR, INCLUDING MOST INSTAGRAMMED SPOTS NEARLY 1 MILLION THE OSCARS IN LOS ANGELES ARE LOCATED IN HOLLYWOOD ADMISSIONS PER SUMMER

BE BY TSG | 1800 N. HIGHLAND AVE. 13 INVESTMENT HIGHLIGHTS

IA AVE

14 EXECUTIVE SUMMARY Market-Leading Tenants

Led by Live Nation, who occupies 52% of the total Property GLA (recently expanded by 20,711 SF in 2018), the tenant base at the Property embodies the dynamic office environment of Hollywood. y LIVE NATION is the premier live entertainment company in the world and boasts a market cap of $9 billion. The company has a diversified business model focusing on the concert value chain, which includes concerts, advertising, and ticketing. In the past year, Live Nation’s operating income increased by 88% in concerts, 13% in advertising and 10% in ticketing. Live Nation currently owns 21 out of the 25 top grossing world tours, and has a concentrated millennial customer base of over 70 million. y NOKIA USA is a global leader in the information technology space with a $27 billion market cap. y REVOLT MEDIA TV is a music cable network by Sean “Diddy” Combs with over 50 million young-adult followers.

THE COMBINED REVENUE OF

REVENUE EXCEEDED the two top record companies during 2016

THE COMBINED ATTENDEES OF

ATTENDEES EXCEEDED the top companies during 2016

BE BY TSG | 1800 N. HIGHLAND AVE. 15 Saturday, Sunday & Holiday Saturday, Sunday & Holiday Effective Dec 11 2016 Red & Purple Lines Effective Dec 11 2016 Red & Purple Lines

Eastbound Al Este (Approximate Times/Tiempos Aproximados) Westbound Al Oeste (Approximate Times/Tiempos Aproximados) NORTH NORTH HOLLYWOOD UNIVERSAL CITY HOLLYWOOD LOS ANGELES DOWNTOWN LA DOWNTOWN LA LOS ANGELES HOLLYWOOD UNIVERSAL CITY NORTH HOLLYWOOD Red Line Stations Red Line Stations Purple Line Stations Purple Line Stations North Hollywood l City Universal/Studio l Hollywood/Highland l Hollywood/Vine l Hollywood/Western l Vermont/Sunset l Monica Vermont/Santa l Vermont/Beverly l Wilshire/Western l Wilshire/Normandie l Wilshire/Vermont l Park Westlake/MacArthur l Center 7th St/Metro l Square Pershing l Park Civic Center/Grand l Station Union l Station Union l Park Civic Center/Grand l Square Pershing l Center 7th St/Metro l Park Westlake/MacArthur l Wilshire/Vermont l Wilshire/Normandie l Wilshire/Western l Vermont/Beverly l Monica Vermont/Santa l Vermont/Sunset l Hollywood/Western l Hollywood/Vine l Hollywood/Highland l City Universal/Studio l North Hollywood l — — — — — — — — 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10:48 10:50 10:51 10:53 10:55 10:57 — — 10:59 11:01 11:02 11:04 11:07 11:09 11:13 11:17 11:00 11:04 11:08 11:10 11:12 11:14 11:15 11:17 — — 11:20 11:22 11:24 11:25 11:26 11:29 10:54 10:56 10:57 10:59 11:01 11:03 11:05 11:07 — — — — — — — — — — — — — — — — 11:22 11:24 11:26 11:28 11:30 11:31 11:32 11:35 11:00 11:02 11:03 11:05 11:07 11:09 — — 11:11 11:13 11:14 11:16 11:19 11:21 11:25 11:29 11:12 11:16 11:20 11:22 11:24 11:26 11:27 11:29 — — 11:32 11:34 11:36 11:37 11:38 11:41 11:06 11:08 11:09 11:11 11:13 11:15 11:17 11:19 — — — — — — — — — — — — — — — — 11:34 11:36 11:38 11:40 11:42 11:43 11:44 11:47 11:12 11:14 11:15 11:17 11:19 11:21 — — 11:23 11:25 11:26 11:28 11:31 11:33 11:37 11:41 11:24 11:28 11:32 11:34 11:36 11:38 11:39 11:41 — — 11:44 11:46 11:48 11:49 11:50 11:53 11:18 11:20 11:21 11:23 11:25 11:27 11:29 11:31 — — — — — — — — — — — — — — — — 11:46 11:48 11:50 11:52 11:54 11:55 11:56 11:59 11:24 11:26 11:27 11:29 11:31 11:33 — — 11:35 11:37 11:38 11:40 11:43 11:45 11:49 11:53 Trains Scheduled Every: 12 minutes 12 minutes 6 minutes 11:30 11:32 11:33 11:35 11:37 11:39 11:41 11:43 — — — — — — — — — — — — — — — — 5:58P 6:00P 6:02P 6:04P 6:06P 6:07P 6:08P 6:11P 11:36 11:38 11:39 11:41 11:43 11:45 — — 11:47 11:49 11:50 11:52 11:55 11:57 12:01P 12:05P 5:48P 5:52P 5:56P 5:58P 6:00P 6:02P 6:03P 6:05P — — 6:08 6:10 6:12 6:13 6:14 6:17 11:42 11:44 11:45 11:47 11:49 11:51 11:53 11:55 — — — — — — — — — — — — — — — — 6:10 6:12 6:14 6:16 6:18 6:19 6:20 6:23 11:48 11:50 11:51 11:53 11:55 11:57 — — 11:59 12:01P 12:02P 12:04P 12:07P 12:09P 12:13 12:17 6:00 6:04 6:08 6:10 6:12 6:14 6:15 6:17 — — 6:20 6:22 6:24 6:25 6:26 6:29 11:54 11:56 11:57 11:59 12:01P 12:03P 12:05P 12:07P — — — — — — — — —————— — — 6:22 6:24 6:26 6:28 6:30 6:31 6:32 6:35 11:59 12:02P 12:03P 12:05P 12:07 12:09 — — 12:11P 12:13 12:14 12:16 12:19 12:21 12:25 12:29 6:12 6:16 6:20 6:22 6:24 6:26 6:27 6:29 — — 6:32 6:34 6:36 6:37 6:38 6:41 12:06P 12:08 12:09 12:11 12:13 12:15 12:17 12:19 — — — — — — — — — — — — — — — — 6:34 6:36 6:38 6:40 6:42 6:43 6:44 6:47 Trains Scheduled Every: 6 minutes 12 minutes 12 minutes 6:24 6:28 6:32 6:34 6:36 6:38 6:39 6:41 — — 6:44 6:46 6:48 6:49 6:50 6:53 5:18 5:20 5:21 5:23 5:25 5:27 5:29 5:31 — — — — — — — — — — — — — — — — 6:46 6:48 6:50 6:52 6:54 6:55 6:56 6:59 5:24 5:26 5:27 5:29 5:31 5:33 — — 5:35 5:37 5:38 5:40 5:43 5:45 5:49 5:53 6:36 6:40 6:44 6:46 6:48 6:50 6:51 6:53 — — 6:56 6:58 7:00 7:01 7:02 7:05 5:30 5:32 5:33 5:35 5:37 5:39 5:41 5:43 — — — — — — — — — — — — — — — — 6:58 7:00 7:02 7:04 7:06 7:07 7:08 7:11 5:36 5:38 5:39 5:41 5:43 5:45 — — 5:47 5:49 5:50 5:52 5:55 5:57 6:01 6:05 6:49 6:53 6:57 6:59 7:01 7:03 7:04 7:06 — — 7:09 7:11 7:13 7:14 7:15 7:18 5:42 5:44 5:45 5:47 5:49 5:51 5:53 5:55 — — — — — — — — — — — — — — — — 7:12 7:14 7:16 7:18 7:20 7:21 7:22 7:25 5:48 5:50 5:51 5:53 5:55 5:57 — — 5:59 6:01 6:02 6:04 6:07 6:09 6:13 6:17 7:03 7:07 7:11 7:13 7:15 7:17 7:18 7:20 — — 7:23 7:25 7:27 7:28 7:29 7:32 5:54 5:56 5:57 5:59 6:01 6:03 6:05 6:07 — — — ————— — — — — — — — — 7:26 7:28 7:30 7:32 7:34 7:35 7:36 7:39 6:00 6:02 6:03 6:05 6:07 6:09 — — 6:11 6:13 6:14 6:16 6:19 6:21 6:25 6:29 7:17 7:21 7:25 7:27 7:29 7:31 7:32 7:34 — — 7:37 7:39 7:41 7:42 7:43 7:46 6:06 6:08 6:09 6:11 6:13 6:15 6:17 6:19 — — — — — — — — — — — — — — — — 7:40 7:42 7:44 7:46 7:48 7:49 7:50 7:53 6:12 6:14 6:15 6:17 6:19 6:21 — — 6:23 6:25 6:26 6:28 6:31 6:33 6:37 6:41 7:31 7:35 7:39 7:41 7:43 7:45 7:46 7:48 — — 7:51 7:53 7:55 7:56 7:57 8:00 6:18 6:20 6:21 6:23 6:25 6:27 6:29 6:31 — — — — — — — — — — — — — — — — 7:55 7:57 7:59 8:01 8:03 8:04 8:05 8:08 6:24 6:26 6:27 6:29 6:31 6:33 — — 6:35 6:37 6:38 6:40 6:43 6:45 6:49 6:53 7:43 7:47 7:51 7:53 7:55 7:57 7:58 8:00 — — 8:03 8:05 8:07 8:08 8:09 8:12 6:30 6:32 6:33 6:35 6:37 6:39 6:41 6:43 — — — — — — — — — — — — — — — — 8:08 8:10 8:12 8:14 8:16 8:17 8:18 8:21 6:36 6:38 6:39 6:41 6:43 6:45 — — 6:47 6:49 6:50 6:52 6:55 6:57 7:01 7:05 7:55 7:59 8:03 8:05 8:07 8:09 8:10 8:12 — — 8:15 8:17 8:19 8:20 8:21 8:24 6:43 6:45 6:46 6:48 6:50 6:52 6:54 6:56 — — — — — — — — 8:02 8:06 8:10 8:12 8:14 8:16 8:17 8:19 — — 8:22 8:24 8:26 8:27 8:28 8:31 6:50 6:52 6:53 6:55 6:57 6:59 — — 7:01 7:03 7:04 7:06 7:09 7:11 7:15 7:19 8:09 8:13 8:17 8:19 8:21 8:23 8:24 8:26 — — 8:29 8:31 8:33 8:34 8:35 8:38 6:57 6:59 7:00 7:02 7:04 7:06 7:08 7:10 — — — — — — — — — — — — — — — — 8:28 8:30 8:32 8:34 8:36 8:37 8:38 8:41 7:04 7:06 7:07 7:09 7:11 7:13 — — 7:15 7:17 7:18 7:20 7:23 7:25 7:29 7:33 8:22 8:26 8:30 8:32 8:34 8:36 8:37 8:39 — — 8:42 8:44 8:46 8:47 8:48 8:51 7:10 7:12 7:13 7:15 7:17 7:19 7:21 7:23 — — — — — — — — — — — —INVESTMENT — — — — 8:48 HIGHLIGHTS 8:50 8:52 8:54 8:56 8:57 8:58 9:01 7:16 7:18 7:19 7:21 7:23 7:25 — — 7:27 7:29 7:30 7:32 7:35 7:37 7:41 7:45 8:42 8:46 8:50 8:52 8:54 8:56 8:57 8:59 — — 9:02 9:04 9:06 9:07 9:08 9:11 7:23 7:25 7:26 7:28 7:30 7:32 7:34 7:36 — — — — — — — — — — — — — — — — 9:08 9:10 9:12 9:14 9:16 9:17 9:18 9:21 7:29 7:31 7:32 7:34 7:36 7:38 — — 7:40 7:42 7:43 7:45 7:48 7:50 7:54 7:58 9:02 9:06 9:10 9:12 9:14 9:16 9:17 9:19 — — 9:22 9:24 9:26 9:27 9:28 9:31 7:36 7:38 7:39 7:41 7:43 7:45 7:47 7:49 — — — — — — — — Trains Scheduled Every: 20 minutes 20 minutes 10 minutes 7:43 7:45 7:46 7:48 7:50 7:52 — — 7:54 7:56 7:57 7:59 8:02 8:04 8:08 8:12 All service after 9:00PM is subject to minor delays for system maintenance. Todo servicio después de las 9:00PM es sujeto a retrasos menores para mantenencia a la sistema. 7:50 7:52 7:53 7:55 7:57 7:59 8:01 8:03 — — — — — — — — — — — — — — — — 12:28A 12:30A 12:32A 12:34A 12:36A 12:37A 12:38A 12:41A 8:01 8:03 8:04 8:06 8:08 8:10 — — 8:12 8:14 8:15 8:17 8:20 8:22 8:26 8:30 12:22A 12:26A 12:30A 12:32A 12:34A 12:36A 12:37A 12:39A — — 12:42 12:44 12:46 12:47 12:48 12:51 8:11 8:13 8:14 8:16 8:18 8:20 8:22 8:24 — — — — — — — — 12:42 12:46 12:50Exceptional 12:52 12:54 12:56 12:57 Access 12:59 — To — Transportation 1:02 1:04 1:06 1:07 1:08And 1:11 8:21 8:23 8:24 8:26 8:28 8:30 — — 8:32 8:34 8:35 8:37 8:40 8:42 8:46 8:50 1:02 1:06 1:10 1:12 1:14 1:16 1:17 1:19 — — 1:22 1:24 1:26 1:27 1:28 1:31 8:31 8:33 8:34 8:36 8:38 8:40 8:42 8:44 — — — — — — — — 8:41 8:43 8:44 8:46 8:48 8:50 — — 8:52 8:54 8:55 8:57 9:00 9:02 9:06 9:10 Executive Housing 8:51 8:53 8:54 8:56 8:58 9:00 9:02 9:04 — — — — — — — — Trains Scheduled Every: 10 minutes 20 minutes 20 minutes All service after 9:00PM is subject to minor delays for system maintenance. Todo servicio después de las 9:00PM es sujeto a retrasos menores para mantenencia a la sistema. 12:01A 12:03A 12:04A 12:06A 12:08A 12:10A — — 12:12A 12:14A 12:15A 12:17A 12:20A 12:22A 12:26A 12:30A With a neighborhood walkability score of 97, tenants have everything they 12:11 12:13 12:14 12:16 12:18 12:20 12:22A 12:24A — — — — — — — — 12:21METRO 12:23 LINE 12:24 12:26 12:28 12:30 — — 12:32 12:34 12:35 12:37 12:40 12:42 12:46 12:50 need at their fingertips,See Friday Late Night from and Saturdaytop-rated Late Night dining Only to best-in-class retail. The 0.3 miles away See Friday Late Night and Saturday Late Night Only Hollywood/Highland metro stop lies just 2 blocks south of the Property, (137K daily riders) providing direct access to the southern terminus of Downtown LA, and Art’sthe northern a trip. terminus of North Hollywood. The Property is also located at Taking your bike on the train? the gateway of the 101 Freeway, one of the main arteries in and out of Free Metro Rail Art Tours are o=ered HIGHWAYPlease 101 be courteous to Hollywood. This ideal location provides convenient access for employees the >rst Thursday, Saturday and Sunday 0.9 milesother away passengers and avoid coming from all parts of Los Angeles, ranging from Downtown LA to the San (279K Cars Per Day) of eachFernando month. Valley Call to 213.922.2738.the Westside. blocking doors and aisles.

ROUTE MAP (All maps not to scale) CONNECTIONS

Union Station PAID PARKING North Burbank Bl LEGEND MAP NOTES Metro Metro Rail Gold Line; Metro Liner Silver Line; Metro Local 40, 68, 70, 71, 76 Hollywood NORTH ESSEX HOLLYWOOD 78, 79, 378, 442, 487, 489; Metro Rapid 704, 728, 733, 745, 770 METRO ORANGE LINE Chandler Bl HOLLYWOOD Metro Red Line a Universal Studios/City Walk Foothill Transit Silver Streak, 481, 493, 497, 498, 499, 699 Warner Center & 1.2 milesJohn away Anson Ford Theater LADOT DASH B, D, DASH Lincoln Heights/Chinatown; Commuter Express 431, 534, Chatsworth Stations Magnolia Bl Metro Purple Line b Union Station/Bunker Hill Shuttle Lankershim Bl c Hollywood Bowl Metrolink Antelope Valley Line, Ventura County Line, San Bernardino Line, VALLEY VILLAGE Metro Rail Station Riverside Line, Orange County Line, 91 Line TCL Chinese Theatre Amtrak Pacific Surfliner, Coast Starlight, Southwest Chief, Sunset Limited/Texas Riverside Dr 170 Camarillo St d Metro Blue Line Hollywood & Highland Eagle, San Joaquin Valley Bus Connection EL eCENTRO Other providers Antelope Valley Transit Authority 785, City of Santa Clarita Transit 794,

101 Cahuenga Av Orange County Transportation Authority 701, Santa Monica Big Blue Bus 134 Riverside Dr Metro Gold Line f El Capitan Theater Moorpark St TOLUCA LAKE 1.0 miles away 10; Torrance Transit 4; LAX Flyaway Metro Orange Line g Pantages Theater Civic Center Barnsdall Park Metro Metro Liner 910 Silver Line, 950; Metro Local 2, 4,10, 14, 28, 30, 37, 40, 45, 48, Metrolink/Amtrak h 68, 70, 71, 76, 78, 79, 81, 83, 90, 91, 92, 94, 96, 302, 378, 442, 487, 489;

Kaiser LA Medical Center - Hollywood Metro Rapid 728, 733, 745, 770, 794 Tujunga Av Tujunga Colfax Av Colfax Vineland Av i Map Notes Foothill Transit Silver Streak, 493, 495, 497, 498, 499, 699 Universal Ventura Bl Universal/Studio City Hollywood Dr UNIVERSAL CITY ARGYLEj Children’s HOUSE Hospital of Los Angeles LADOT DASH A, B, D; Commuter Express 409, 419, 422, 423, 431, 437, 438, 448, 534 a Freeway Queen of the Angels Hollywood Other Providers Antelope Valley Transit Authority 785; City of Santa Clarita Transit 799; IA AVE k Montebello Bus Line 90 Express; Santa Monica Big Blue Bus Rapid 10; Campo de 0.9 miles away Presbyterian Medical Center Torrance Transit 4 Universal Cahuenga Wy Center Dr Barham Bl Los Angeles City College Pershing Square STUDIO l Metro Metro Liner 910 Silver Line, 950 (northbound only); Metro Local 2, 4, 10, 14, Ca Cahuenga Bl East CITY hu m Braille Institute 16, 17, 18, 28, 30, 33, 37, 38, 40, 45, 48, 53, 55, 62, 68, 70, 71, 76, 78, 79, 81, en g 83, 90, 91, 92, 94, 96, 302, 316, 378, 442 (northbound only), 460, 487, 489; a Wiltern Theatre B LOS FELIZ THEn CAMDEN Metro Rapid 720, 728, 733, 745, 770, 794 l Foothill Transit Silver Streak W Lafayette Park e o LADOT DASH B, D; Commuter Express 419 s 1.1 miles away t b HOLLYWOOD p MacAthur Park Other Providers Montebello Bus Lines 40, 50, 90 Express; Orange County Transportation Los Feliz Bl Authority 701, 721; Torrance Transit 4 (northbound only) q Good Samaritan Hospital 7th Street/Metro Center HOLLYWOOD c Los Angeles Convention Center Metro Metro Rail Blue Line; Metro Rail Expo Line, Metro Liner 910 Silver Line, r 950; Metro Local 14, 16, 17, 18, 20, 37, 51, 52, 60, 62, 66, 76, 78, 79, 81, 316, 351, HILLS THE RISEStaples HOLLYWOOD Center 378, 442, 460, 487, 489; Metro Rapid 720, 760; Metro Express 450X

Argyle Av Argyle s Hollywood/ Franklin Av Foothill Transit Silver Streak, 493, 495, 497, 498, 499, 699 Argyle House Western t Music Center LADOT DASH A, B, E, F, Commuter Express 409, 422, 423, 431, 437, 438, 448, 534 Hollywood Bl 1.2 miles away de g Av Hillhurst 21 Los Angeles City Hall Other Providers Antelope Valley Transit Authority 785; City of Santa Clarita Transit 799; Selma Av Vermont/Sunset a Montebello Bus Lines 40, 50, 90 Express; Orange County Transportation Sunset Bl The 5550 f Hollywood/ Hollywood/ h 22 El Pueblo de Los Angeles Authority 701, 721; Santa Monica Big Blue Bus 10; Torrance Transit 4 Highland Vine a j 23 Westlake/MacArthur Park El Centro Patsaoura Transit Plaza 101 i Sunset Bl a Metro Metro Local 18, 20, 51, 52, 200, 351, 487, 489, 603; Metro Rapid 720 k 24 Other providers Foothill Transit 481; LADOT DASH Pico Union/Echo Park Santa Monica Bl The Camden THE 5550Japanese American National Museum a Wilshire/Vermont Vermont/ 25 Disney Concert Hall Essex Hollywood l Santa Monica 1.7a miles away Metro Metro Local 18, 20, 51, 52, 201, 204, 351; Metro Rapid 720, 754 Other providers Foothill Transit 481; LADOT DASH Wilshire Center/Koreatown Vine St Cahuenga Bl St Gower 26 Museum of Contemporary Art (MOCA) Melrose Av The Rise Hollywood m a Wilshire/Normandie a27 LA County Main Jail Metro Metro Local 18, 20, 206; Metro Rapid 720 Foothill Transit 481 Silver Lake Bl WESTLAKE Beverly Bl Av Virgil Wilshire/Western CHINATOWN Pasadena Metro Metro Local 18, 20, 66, 207, 209; Metro Rapid 710, 720, 757 Vermont/Beverly 110 3rd St College St Other providers Foothill Transit 481; LADOT DASH Wilshire Center/Koreatown, DASH Hollywood/Wilshire; Santa Monica Big Blue Bus Rapid 7 Cesar E. Chavez Av Vermont Av Vermont Western Av Western Normandie Av La Brea Av La Brea Highland Av Av Rossmore METRO GOLD LINE Vermont/Beverly Alpine St DOWNTOWN Metro Metro Local 10, 14, 204, Metro Rapid 754 6th St Wilshire/ 3rd St Chinatown N Spring St Wilshire/ Wilshire/ Vermont LOS ANGELES Vermont/Santa Monica Western Normandie Rampart Bl Temple St Metro Metro Local 4, 204; Metro Rapid 704, 754 Wilshire Bl o METROLINK/AMTRAK LADOT DASH Hollywood p Vermont/Sunset 7th St 1st St Vignes St n Westlake/ Hill St 27 Metro Metro Local 2, 175, 204, 206, 302; Metro Rapid 754 MacArthur Park Broadway 2nd St LADOT DASH Hollywood, DASH Los Feliz, Weekend Observatory Shuttle KOREATOWN 8th St 6th St 101 Wilshire Bl Hollywood/Western Witmer St 25 t Metro Metro Local 180, 181, 207, 217; Metro Rapid 757, 780 7th St Lucas Av 22 Union Park View St Civic Center/ Station Hollywood/Vine 8th St

Hoover St Hoover Grand Park Metro Metro Local 180, 181, 210, 212, 217, 222; Metro Rapid 780 Irolo St Irolo Olympic Bl Normandie Av q 21 23 James M. Wood Bl 26 LADOT DASH Beachwood Canyon, DASH Hollywood, DASH Hollywood/Wilshire Crenshaw Bl WestlakeOlympic Av Bl Hollywood/Highland 7th St/ Metro Metro Local 212, 217, 222, 237, 312, 656; Metro Rapid 780 11th St Metro Center Main St 24 Los Angeles St Little Tokyo/ LADOT DASH Hollywood Alvarado St Pershing San Pedro St Arts District Universal City Pico Bl 110 Square 3rd St Metro Metro Local 150, 155, 224, 237, 240, 656; Metro Rapid 750 Other providers Universal Studios/Citywalk Shuttle Union Av 5th St 4th St East LA North Hollywood Valencia St Figueroa St Flower St 6th St Metro Metro Orange Line; Metro Local 152, 154, 162, 183, 224, 237, 353, 501, 16 EXECUTIVE SUMMARY Venice Bl Spring St METRO BLUE/EXPOHope StLINE

Vignes St Grand Av 7th St St Alameda 656 (Owl) s Olive St Cherry St Hill St 8th St Other providers BurbankBus NoHo-Media District, NoHo-Airport; City of Santa Clarita Pico Broadway 9th St r Transit 757; LADOT Commuter Express 549 Expo Line Santa Monica & Blue Line Long Beach 151074 BE BY TSG | 1800 N. HIGHLAND AVE. 17 IA AVE HOLLYWOOD | CALIFORNIA

Presented by

ANDREW HARPER MATT MCROSKEY MATT FISHER Managing Director Associate Analyst CA License #01319640 CA License #01934089 CA License #02012875 310.407.2139 310.407.2131 310.407.2121 [email protected] [email protected] [email protected] BeByTSG.com THESOUFERIANGROUP.COM

Financing by

TODD SUGIMOTO STEVEN PASKOVER Managing Director Director CA License #01264139 CA License #01936051 310.407.2111 310.407.2134 LOS ANGELES 10250 Constellation Blvd Suite 1000 [email protected] [email protected] Los Angeles, CA 90067 310.407.2100

©2018 Holliday Fenoglio Fowler, L.P., HFF Real Estate Limited (collectively, “HFF”), HFF Securities L.P. and HFF Securities Limited (collectively, “HFFS”) are owned by HFF, Inc. (NYSE: HF). HFF and its affiliates operate out of 25 offices and are a leading provider of commercial real estate and capital markets services to the global commercial real estate industry. HFF, together with its affiliates, offers clients a fully integrated capital markets platform including debt placement, investment sales, equity placement, funds marketing, M&A and corporate advisory, loan sales and loan servicing. For more information please visit hfflp.com or follow HFF on Twitter @HFF. HFF has been engaged by the owner of the property to market it for sale. Information concerning the property described herein has been obtained from sources other than HFF and we make no representations or warranties, express or implied, as to the accuracy or completeness of such information. Any and all references to age, square footage, income, expenses, and any other property specific information are approximate. Any opinions, assumptions, or estimates contained herein are projections only and used for illustrative purposes and may be based on assumptions or due diligence criteria different from that used by a buyer. Buyers should conduct their own independent investigation and rely on those results. The information contained herein is subject to change.