Subject Property Offering Memorandum Tenet Healthcare, Inc. D/B/A Baptist Health System School of Health Professions 8400 Datapoint Drive | San Antonio, TX 78229 Confidentiality and Restricted Use Agreement This Confidential Offering Memorandum (“COM”) is provided by Stan Johnson Company (“SJC”), solely for your consideration of the opportunity to acquire the commercial property described herein (the “Property”). This COM may be used only as stated herein and shall not be used for any other purpose, or in any other manner, without prior written authorization and consent of SJC. This COM does not constitute or pertain to an offer of a security or an offer of any investment contract. This Offered Exclusively by COM contains descriptive materials, financial information and other data compiled by SJC for the convenience of parties who may be interested in the Property. Such information is not all inclusive and is not represented to include all information that may be material to an evaluation of the acquisition opportunity presented. SJC has not independently verified any of the information contained herein and makes no representations Albert Muller or warranties of any kind concerning the accuracy or completeness thereof. All summaries and discussions Associate Director of documentation and/or financial information contained herein are qualified in their entirety by reference to [email protected] the actual documents and/or financial statements, which upon request may be made available. An interested TX Lic# 459937 party must conduct its own independent investigation and verification of any information the party deems material to consideration of the opportunity, or otherwise appropriate, without reliance upon SJC. The Property may be financed or withdrawn from the market without notice, and its owner(s) reserve(s) the right to negotiate with any number of interested parties at any time. The Property is offered and sold by its owner(s) as is, where is, and with all faults, without representation or warranty of any kind except for any customary warranties of title. BY ACCEPTING THIS COM, YOU AGREE THAT: (1) all information contained herein, and all other information you have received or may hereafter receive from SJC relating to the Property, whether oral, written or in any other form (collectively, the “Information”), is strictly confidential; (2) you will not copy or reproduce, and Stan Johnson Company claim as your own without attribution to SJC, all or any part of this COM or the Information; (3) upon request 10333 Richmond Ave | Suite 740 by SJC at any time, you will return and/or certify your complete destruction of all copies of this COM and the Houston, TX 77042 Information; (4) for yourself and all your affiliates, officers, employees, representatives, agents and principals, P: +1 832.476.3440 you hereby release and agree to indemnify and hold harmless SJC all of its affiliates, officers, employees, representatives, agents and principals, from and with respect to any and all claims and liabilities arising from or stanjohnsonco.com related to the receipt or use of this COM and/or any other Information concerning the Property; (5) you will not provide this COM or any of the Information to any other party unless you first obtain such party’s acceptance and approval of all terms, conditions, limitations and agreements set forth herein, as being applicable to such party as well as to you; and (6) monetary damages alone will not be an adequate remedy for a violation of these terms and that SJC shall be entitled to equitable relief, including, but not limited to, injunctive relief and specific performance, in connection with such a violation and shall not be required to post a bond when obtaining such relief. Section One Executive Summary Subject Property The Offering Purchase Price: $12,000,000 Cap Rate: 7.50% Stan Johnson Company is pleased to offer for sale to qualified investors this +/- 66,263 square-foot, single- tenant nurse training center facility located in San Antonio, Texas (the “Property”) and leased to Baptist Investment Highlights Health System School of Health Professions (the “Tenant”). Located in the South Texas Medical Center, a 900-acre Medical Complex which is the home to Strong Corporate Credit Retail In Close Proximity 10 major hospitals, 80 clinics, 56,000 medical jobs In October 2013, Vanguard Health Systems and Within walking distance of 140,000 SF of retail and servicing more than 3.4 million outpatient visits all of its markets (including the company doing 14+ hotels/motels within one mile. annually. This booming corridor is adjacent to the business as Baptist Health System School of Health South Texas Medical Center Location world headquarters of USAA Financial Services Professions) were purchased by and became part Located within the South Texas Medical Center Company and employer of 20,000 employees. The of Tenet Healthcare Corporation. This combined which includes: UT Health Science Center, Audie Property was originally leased to the Tenant for a 10- Tenant credit employs more than 100,000 people Murphy VA Hospital, CTRC, Brooke Army Medical year term with four consecutive option periods of five in 78 hospitals and other entities in 43 states. Tenet Center, Texas Cancer Clinic, Children’s Cancer years each. The Tenant invested more than $3 million Healthcare (NYSE: THC): Annual Sales: $18.6 Billion; Research Institute, Christus Santa Rosa Health in tenant improvements during the term of the lease. Net Worth $700 Million. System, Texas Neuroscience Institute, St. Luke’s The Tenant is wholly owned by Tenet Healthcare, Inc., Long-Term Location Baptist Hospital, Methodist Healthcare System. (NYSE: THC) with over $18.6 Billion in annual sales. 10-year original lease term. Tenant executed first of Hospital Gross Patient Revenue in Area four, five year options to extend. The Property is prominently positioned just off of IH- Over $19 Billion in gross patient revenue in San 10 between Loops 40 & 1604. The Property provides Significant Tenant Investment Antonio Medical Center. superior visibility and rapid metro transit connectivity Tenant has invested over $3 Million in tenant Significant VA Medical Presence to some of San Antonio’s most desirable retail improvements. Directly across the street from Audie Murphy VA corridors and residential neighborhoods. Tremendous Location Advantage Hospital and Brooke Army Medical Center. The Property presents an investor the opportunity Flourishing Northwest Submarket; highly desired Close Proximity to Major Employers to purchase a stabilized asset with a demonstrable central location is attractive for businesses and • South Texas Medical Center: 56,000 Employees; “long-term” commitment to the location. The rent is residents, offering exceptional amenities and central • USAA Corporate HQ: 20,000 Employees; structured so as to offer a very long-term opportunity location. • Valero Energy HQ: 1,900 Employees; for Tenant given its location and adjacency to the Dense Residential Area for Employee Retention • University of Texas San Antonio (UTSA) 29,000 South Texas Medical Center. One of the densest residential areas in San Antonio, Students, 1,400 Faculty. TX; 138,000 within 3-mile radius. 245-unit Oxford at Medical Apartments to open in March 2017. Best Performing Submarket Some of the highest rents in San Antonio, TX; high occupancy; high historical absorption. Baptist Health System • San Antonio, TX 4 Section Two Property Overview Subject Property Lease Abstract VHS San Antonio Partners, LLC, D/B/A Tenant: Baptist Health System School of Health Professions Guarantor: VHS San Antonio Partners, LP Square Footage: +/- 66,263 SF Rent Commencement Date: January 5, 2005 Actual Property Lease Expiration Date: December 31, 2020 Lease Term Remaining: Four (4) years Rent Schedule Years Annual Rent NOI: $903,164.00 2016 - 2020 $903,164 Rent Increases: 10% every 5 years including options 2021 - 2025 (Option 1) $993,480 Ownership Type: Fee Simple 2026 - 2030 (Option 2) $1,092,828 Three (3) Renewal Options, five (5) Renewal Options: years each Lease Type: NNN Baptist Health System • San Antonio, TX 6 Tenant Overview The Baptist Health System School of Health • Baptist M&S Imaging Centers conveniently Professions evolved from a private cluster located throughout San Antonio of health science schools sponsored by the Baptist Health System. The School of Nursing • Pregnancy testing centers was the first school, chartered in 1903. Surgical Technology followed in 1955, Medical Imaging • Numerous affiliated MedFirst primary and Technology in 1959, and Vocational Nursing in specialty care clinics 1988. • Baptist Home Health Services Baptist Health System includes the following services and facilities: Over the years the school has grown from a diploma to a degree granting institution. The • Five acute-care hospitals – Baptist Medical first Associate of Applied Science degrees were Center, Mission Trail Baptist Hospital, North awarded in 2009. In 2010 the school began to Central Baptist Hospital, Northeast Baptist offer Online programs and courses. In 2012 the Hospital, and St. Luke’s Baptist Hospital school was approved as a baccalaureate degree granting institution. • Baptist Emergency Hospitals in convenient locations around San Antonio The School of Health Professions offers degree completion for the RN to BSN and B.S. in • Comprehensive children’s services at North Healthcare Management, Associate degrees Central Baptist Hospital in Medical Imaging, Professional Nursing,