MEMPHIS MEMPHIS. Overview. Map. Summary of Last Twelve Months vs. Historical Minimum, Maximum, and Average. Map Layers County PPR Markets

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1 PPR undamentals Overview Map Poinsett Haywood 4 M Tipton 4 Cross 55 4 Crittenden 4 Shelby 24 ayette Hardeman St. rancis Lee Tunica Desoto Marshall Tate Summary of Last Twelve Months vs. Historical Minimum, Maximum, and Average 55 Map Layers County PPR Markets Benton U.S. Cities State Capital Major Cities Tippah Secondary Cities Miles 21 Property & Portfolio Research Apartment Office Retail Warehouse Hotel Current Vacancy* Net New Supply (S)** (S)** 11.2% 2, % 11.2% , ,139 82:1 2:3 93:3 86:3 94:1 86:3 17.7% % 22.3% 337 1, ,442 82:1 92:2 93:4 1:1 83:2 96:1 19.% % 24.4% 258 1, ,816 :2 82:2 84:1 97:3 91:1 99:3 15.8% 3, % 15.8% 196 6, ,339 82:1 2:3 92:3 :4 2:2 :4 57.% % 56.6% -77 1, :4 2:2 82:3 :2 2:2 9:1 *Occupancy for Hotels **Apartment and Hotel data are in units. 3Q22 PPR undamentals 22 by P R O P E R T Y P O R T O L I O R E S E A R C H, I N C. All Rights Reserved.

2 PPR undamentals Analysis/Economy Notable Economic and Real Estate Market Events ECON While national employment is improving, the Memphis economy has continued to deteriorate, with employment down by 1.9% during the year ended in September. The manufacturing sector has led the way, losing 6.2% of its base. The TCPU sector is also suffering, and Consolidated reightways cut 7 jobs, adding to Worldcom s recent layoff of 5 employees. Additionally, Toyota has chosen San Antonio over Memphis to locate a new $75 million plant, which had the potential to create 2, jobs. Cargo volume at Memphis International Airport continues to surge, up 43.7% through the first seven months of the year, improving the airport s status as the busiest cargo carrier in the world. APT Vacancies have soared to their highest level on record, but are peaking and should decline over the forecast. Memphis building boom has finally come to an end, although new supply has been fairly high this year as units that got underway at the tail end of the building boom have completed. The Cordova/Germantown submarket has been the site of heavy construction, accounting for about half the units completed during the past two years. The Downtown Memphis inventory has expanded by about 1,5 units over the past months, including the final 145 units at the 385-unit Echelon at the Ballpark by Echelon Residential. O Most construction has been built-to-suit this year with projects completed for International Paper, Baptist Hospital and Williams Refining and Marketing. Orgill Inc. will add to this list when its 75, S building completes in the fourth quarter. Even though construction has been heavy in the I-385 corridor, vacancies are the tightest in the metro, at 13.1% per CB. Concord ES has announced plans for a new 285, S headquarters campus in the East Memphis submarket. Downtown Memphis has been plagued by high vacancies for several years due to consolidations and downsizings, and CB reported a vacancy rate of 2.% in the third quarter, up from 17.1% a year prior. ollowing suit, the law firm Baker, Donelson, Bearman & Coldwell has recently announced plans to vacate its 8, S in the irst Tennessee building when its lease expires and Memphis Light, Gas & Water is moving its operations from the CBD to a recently purchased 94, S building in East Memphis. RET Schnuck Markets purchased the 12 stores left behind by Seessel s (Albertson s) as it exited the market earlier this year, making it the metro s second largest grocery vendor. However, Wal-Mart has been edging in, and the retailer will open three Neighborhood Markets in the metro this year (in Horn Lake, Bartlett, and E. Shelby Road in Memphis), and has another store planned to complete next year. Memphis has proposals for two new regional malls, which, if one or both were to break ground, would significantly alter the forecast. New plans for the 81,832 S Carriage Crossing Mall at Collierville have been submitted and Dillard s, Parisian, and Gaylan s Trading Co. have expressed interest in anchoring the center. The other planned mall is in Southaven, MS, where CBL & Associates has proposed a one million S center. WHS Vacancies have soared to their highest level on record as net absorption has evaporated amid still heavy construction. However, construction is shutting down. Higher land availability and lower costs have attracted development in DeSoto County rather than the Southeast, Memphis largest warehouse submarket. In DeSoto County, Exel Logistics new one million S warehouse completed in the second quarter, W.W. Grainger has a 25, S build-to-suit underway in DeSoto Business Park that will be completed in May, and uture Electronics is planning a 252, S build-to-suit at DeSoto Center Business Park. In the Southeast, Trammell Crow completed the 78,532 S Summit Distribution Center I in the second quarter, but it remains completely vacant. In addition, nearly four million S are planned at DeSoto Trade Center and a 416, S building by Robert Patillo Properties is planned at Olive Branch Distribution Center. HOT EPR Enterprises LLC is moving forward with plans for a resort on Elvis Presley's former 157-acre Circle G Ranch in Walls, MS. While the expansion of the Cook Convention Center, retail development, and the new arena for the Memphis Grizzlies has spurred interest in development downtown. A lack of financing and low occupancy rates have caused many of these projects to be deferred, however. Demographic Trends Annual Growth Rates 22* Category Market U.S. Market U.S. Market U.S. Market U.S. Population 1, ,644 1.% 1.% 1.1% 1.2%.7%.9% Households 43 17, % 1.3% 1.3% 1.3%.9% 1.1% Median Household Income $4,414 $45, % 4.4% 3.4% 3.9% 3.7% 3.3% Apartment-Renting Households 13 36, % 1.7% -1.7%.5% 2.1% 1.3% Real Retail Sales Per Capita $4,741 $4,52 1.4% 1.4% 1.6% 1.8% 1.9% 1.2% Employment Trends 22* Annual Growth Rates Location SIC Category Employment Quotient Market U.S. Market U.S. Market U.S. Total Services % 4.3% 3.7% 3.7% 2.6% 2.6% Business Services % 6.6% 5.% 6.1% 3.1% 3.2% Other Services % 3.8% 3.3% 3.% 2.4% 2.4% Retail Trade % 2.5% 2.1% 2.% 1.% 1.4% Government % 1.6%.6% 1.3%.3%.7% Manufacturing % -.6% -.8% -.6% -.3% -.4%.I.R.E % 2.2% 1.8% 1.6% 1.3%.9% Wholesale Trade % 1.3%.6% 1.% 1.% 1.% Trans., Comm., Util % 1.1% 3.8% 1.9% 1.4%.6% Construction % 1.4% 3.9% 3.9% 1.2%.5% Mining.1.6% -6.% -3.2% -1.6% -1.3% -.7% Total Employment % 1.9% 2.1% 1.9% 1.3% 1.3% Office-Using Employment % 3.% 3.3% 2.9% 2.1% 1.9% Trucking/Warehouse Employment % 1.5% 2.% 1.4% 1.4% 1.1% *All units (except for dollar denominated figures) in thousands. Current Economic Indicators Employment Labor orce Unemployment Employment Net Migration () Cost Indices (U.S. = 1) Growth 9/2 Growth 9/2 Rate 9/2 Volatility Ratio 21 Business Living -1.9%.6% 5.% Sources: PPR; Economy.com 3Q22 PPR undamentals 22 by P R O P E R T Y & P O R T O L I O R E S E A R C H, I N C. All Rights Reserved.

3 PPR undamentals Apartment Supply, Demand, and Vacancy Demand & Supply (Units) 4, 3,5 3, 2,5 2, 1,5 1, 5-5 Vacancy Rate Percentage Vacant Apartment Market Statistics (Units) Apt. Vacancy % 7.1% 6.9% 8.2% 1.2% 11.1% 9.8% % 7.7% 6.9% 6.5% Apt. 1,68 2,33 1, , ,649 1,237 1,33 1,522 1,51 2.3% 3.3% 1.8% 1.3% 2.% 1.1% 2.1% 1.6% 1.6% 1.9% 1.8% Multifamily 1, ,178 3,41 1, ,27 1, % -41.2% 54.6% 158.1% -48.4% -37.5% -61.4% 2.1% 71.1% 55.3% 29.2% Net Apt. Completions 2,199 3,43 1,229 2,136 3,447 1, ,23 Apt. Inventory 74,877 77,92 79,148 81,284 84,731 86,558 87,59 87,375 87,874 88,72 89,95 3.% 4.1% 1.6% 2.7% 4.2% 2.2%.6%.4%.6% 1.% 1.4% Apt. Rent Index % -.9% 3.4% 7.7% -3.5% -.2% -2.5%.3% 2.2% 3.1% 3.5% PPR/Dodge Pipeline Summary Multifamily Current Activity by Subclass Change in Rent vs. (Units) Change in Rent 3,5 1% Bidding 3, 8% inal 2,5 6% 4% 2, 2% Pre- 1,5 (Units) % % Deferred Apartments 1,623 92% 1, Townhouse/Condo 32 2% -2% Abandoned Unclassified Low Income - 11 % 6% 5-4% -6% , 1,2 1,4 1,6 1,8 2, Sources: PPR; McGraw-Hill Construction - Dodge; National Real Estate Index Q22 PPR undamentals 22 by P R O P E R T Y P O R T O L I O R E S E A R C H, I N C. All Rights Reserved.

4 Supply, Demand, and Vacancy Demand & Supply (S) 2, Vacancy Rate PPR undamentals Office Percentage Vacant 25 1,5 2 1, Office Market Statistics (S) Vacancy % 11.2% 12.2% 13.5% 16.8% 17.6% 16.5% 15.5% 15.6% 15.6% 15.4% 1,41 1, , % 4.1% 3.3% 3.9% -.1% 1.% 2.9% 3.% 2.% 2.% 2.% 1,78 1,662 2, , % -6.6% 34.7% -56.2% 9.9% -22.% -.9% 6.3% -3.7% -9.% -11.8% 792 1,215 1,476 1,855 1, Inventory 31,59 32,85 34,282 36,137 37,527 38,278 38,854 39,565 4,386 41,168 41, % 3.8% 4.5% 5.4% 3.8% 2.% 1.5% 1.8% 2.1% 1.9% 1.8% Rent Index % 2.2% 1.9% -.% -1.9% -6.2%.4% 3.1% 3.7% 3.4% 3.% PPR/Dodge Pipeline Summary Office Current Activity by Subclass Change in Rent vs. (S) Change in Rent Bidding inal 2,5 2, 1,5 6% 4% 2% % Pre- Deferred Abandoned , 1,2 1,4 1,6 1,8 2, Low Rise Mid Rise High Rise Office R&D Unclassified (S) % 1,594 88% % - % - % - % 1, % -4% -6% -8% Sources: PPR; McGraw-Hill Construction - Dodge; National Real Estate Index 3Q22 PPR undamentals 22 by P R O P E R T Y P O R T O L I O R E S E A R C H, I N C. All Rights Reserved.

5 Supply, Demand, and Vacancy Demand & Supply (S) 2,5 2, 1,5 1, 5-5 Vacancy Rate PPR undamentals Retail Percentage Vacant , Retail Market Statistics (S) Vacancy % 15.6% 13.8% 14.2% 18.4% 18.9% 17.8% 16.8% 15.8% 15.1% 15.2% 1,283 1,736 1, % 5.1% 5.% 2.1% -.9%.8% 2.6% 2.3% 2.2% 2.3% 2.% 1,625 1,136 1,39 2, , ,27 1, % -3.1% 15.3% 77.3% -64.6% 43.7% -46.9% 7.2% 35.4% 32.7% -.7% 1,994 1,441 1,182 1,115 1, ,29 Inventory 41,5 42,492 43,674 44,789 46,643 47,338 47,897 48,414 48,946 49,68 5,71 5.1% 3.5% 2.8% 2.6% 4.1% 1.5% 1.2% 1.1% 1.1% 1.5% 2.1% Rent Index % 4.5% 4.1% -3.7% -2.5% -1.1% -.% 1.1% 1.2% 2.5% 2.2% PPR/Dodge Pipeline Summary Retail Current Activity by Subclass Change in Rent vs. (S) Change in Rent 2,5 14% Bidding 12% inal 2, 1% 8% 1,5 6% 4% 1, 2% % 5-2% -4% -6% Pre- reestanding Stores Deferred Neighborhood Center Community Center Abandoned Regional Super Regional Outlet Unclassified Sources: PPR; McGraw-Hill Construction - Dodge; National Real Estate Index 5 1, 1,5 2, 2,5 3, 3,5 (S) 48 39% % - % - % - % - % % 3Q22 PPR undamentals 22 by P R O P E R T Y P O R T O L I O R E S E A R C H, I N C. All Rights Reserved

6 PPR undamentals Warehouse Supply, Demand, and Vacancy Demand & Supply (S) 8, 7, 6, 5, 4, 3, 2, 1, -1, Vacancy Rate Percentage Vacant Warehouse Market Statistics (S) Vacancy Inventory Rent Index 9.% 1.1% 1.1% 9.9% 13.5% 15.9% 14.7% 12.1% 1.9% 1.3% 1.4% 2,693 2,163 4,191 6, ,759 3,981 2,593 2,513 2, % 2.6% 4.9% 7.1%.4% -.1% 2.9% 4.% 2.5% 2.4% 2.3% 3,52 5,48 4,431 7,8 3,755 1,295 1,199 1,94 1,611 2,64 3, % 79.6% -19.2% 58.2% -46.4% -65.5% -7.4% -8.8% 47.2% 63.9% 23.3% 3,973 3,53 4,662 6,813 4,933 3,135 1,595 1,14 1,212 2,5 2,947 91,88 95,338 1, 16, , , , ,58 118,792 12, , % 3.8% 4.9% 6.8% 4.6% 2.8% 1.4%.9% 1.% 1.7% 2.4% % -2.% 5.4% 4.1% -.8% -6.7% -3.8%.2% 2.% 2.9% 3.% PPR/Dodge Pipeline Summary Warehouse Current Activity by Subclass Change in Rent vs. (S) Change in Rent 8, 8% Bidding 7, 6% inal 6, 4% 5, 2% 4, % Pre- (S) % 3, -2% Deferred Distribution 2,74 97% Warehouse/lex 43 2% 2, -4% Abandoned Light Industrial 3 1% 1, -6% Unclassified - % -8% 1, 2, 3, 4, Sources: PPR; McGraw-Hill Construction - Dodge; National Real Estate Index 5, 6, Q22 PPR undamentals 22 by P R O P E R T Y P O R T O L I O R E S E A R C H, I N C. All Rights Reserved.

7 PPR undamentals Hotel Supply, Demand, and Occupancy Demand & Supply (Rooms) 1,4 1,2 1, Occupancy Rate Percentage Occupied Hotel Market Statistics (Rooms) Occupancy 67.3% 64.7% 61.3% 59.6% 57.9% 57.2% 58.7% 61.% 62.% 62.3% 62.4% % -.8% 1.1% 4.3% -1.%.3% 3.1% 4.% 2.5% 2.2% 2.4% 876 1, % 83.1% -58.9% -88.% 51.3% -45.9% -68.9% 23.8% 55.1% 19.1% 12.% ,73 1, Inventory 15,859 16,374 17,447 18,714 19,69 19,378 19,456 19,47 19,62 19,952 2, % 3.2% 6.6% 7.3% 1.9% 1.4%.4%.1%.6% 1.4% 1.8% Room Rate Index % 1.5%.4% -.2% -.6% 2.% 2.8% 4.2% 4.8% 5.% 5.% RevPar Index % -1.6% -7.3%.9% -7.4% 3.4% 6.9% 8.% 6.% 5.5% 5.1% PPR/Dodge Pipeline Summary Bidding inal Pre- Deferred Abandoned 1 Current Activity Change in Room Rate vs. (Rooms) Change in Room Rate 1,8 6% 1,6 5% 1,4 4% 1,2 1, 3% 8 2% 6 1% 4 2 % -1% Sources: PPR; McGraw-Hill Construction - Dodge; Smith Travel Research 3Q22 PPR undamentals 22 by P R O P E R T Y P O R T O L I O R E S E A R C H, I N C. All Rights Reserved.

8 PPR undamentals Single amily Housing Single amily Multifamily 12, 1, 8, 6, 4, 2, Single amily Market Single amily 9, 8, 7, 6, 5, 4, 3, 2, 1, Change in Home Price 15% 1% 5% % -5% % Sources: PPR; Economy.com Single amily Market Statistics ,441 7,662 8,58 5,985 6,139 6,836 6,64 6,697 6,562 6,564 6,54-7.5% 19.% 5.2% -25.7% 2.6% 11.4% -3.4% 1.4% -2.%.% -.4% Completions 6,391 7,225 7,97 6,949 5,95 6,612 6,627 6,689 6,61 6,557 6,56 Apartment Market Statistics Multifamily 1, ,178 3,41 1, ,27 1, % -41.2% 54.6% 158.1% -48.4% -37.5% -61.4% 2.1% 71.1% 55.3% 29.2% Apartment Completions 2,199 3,43 1,229 2,136 3,447 1, ,23 3Q22 PPR undamentals 22 by P R O P E R T Y P O R T O L I O R E S E A R C H, I N C. All Rights Reserved.

9 PPR UNDAMENTALS Projects PPR undamentals Apartment Projects Title Address Units Stage Start Completion Jefferson River Estates 1445 River Estates Drive, Mud Island 4 Completed 3/ 12/1 CBD Echelon at the Ballpark Madison Ave & Union Ave., Midtown 385 Completed 3/ 6/2 CBD ieldstone Apartments Players Club Pkwy., Germantown 376 Planned 5/2 5/3 Cordova/Germantown Civic Center Apartments 474 US Hwy 51, Southaven 3 Completed 11/ 6/2 Bristol Wolfchase Phase I 31 Brunswick Road, off U.S. 64 near Interstate 4, Bartlett 3 Completed 12/ 4/2 Raleigh/Bartlett Echelon River Park Estates Union Ave & I-24, Midtown 28 Cancelled CBD Park at Cordova Garden Apartments Cully Road & Macon Road in Cordova, Cordova 268 Completed 2/1 4/2 Cordova/Germantown Bristol Park at Midtown 1177 Union Ave /2 12/3 Midtown Registry at Wolfchase II 181 West Wolfchase Circle 188 Completed 8/ 3/2 Cordova/Germantown lat Iron Apartments lat Iron Rd, Covington 14 4/2 1/3 Cordova/Germantown 3Q22 PPR undamentals 22 by P R O P E R T Y P O R T O L I O R E S E A R C H, I N C. All Rights Reserved.

10 PPR UNDAMENTALS Projects PPR undamentals Office Projects Title Address S () Stage Start Completion Concord ES Headquarters Campus Goodlett arms Parkway 285 Planned 1/2 3/4 East Memphis Tenants: Concord ES International Place Tower III 642 Poplar Ave. 213 Completed 3/1 6/2 East Memphis Tenants: International Paper EagleCrest II 35 North Humphreys Road 185 Completed 5/1 5/2 Tenants: Baptist Hospital (for administrative offices) Tournament Trails 2 Tournament Trails 125 Planned I-385 Corridor Williams Refining & Marketing build-tosuit Tenants: Williams Refining & Marketing 543 W Mallory Ave., in Martin Luther King Park 12 Completed 8/1 6/2 Southwest Memphis Lenox Park 6745 Lenox Center Ct 97 Completed 2/1 1/1 Tenants: Varsity Brands, Inc. Lenox Park G 673 Lenox Center Ct 97 Completed 12/ 12/1 Tournament Trails I 87 Trail Lake Drive West, Tournament Trials 75 Completed 12/ 2/2 Tenants: Kemmons Wilson Cos. (24K sf), Software Earnings, Inc. (19K sf) Orgill Inc. Headquarters Tenants: Orgill Inc. Pinnacle Center 3742 Tyndale Road, Germantown (orest Hill Heights) 75 2/2 1/2 y Parkway just north of Goodman Road, Southaven 74 Planned DeSoto 3Q22 PPR undamentals 22 by P R O P E R T Y P O R T O L I O R E S E A R C H, I N C. All Rights Reserved.

11 PPR UNDAMENTALS Projects PPR undamentals Retail Projects Title Address S () Stage Start Completion The Mall at Southaven East of I-55, Southaven 1, Proposed 6/4 DeSoto Tenants: Possibly Dillards (2K sf) Carriage Crossing at Collierville Bill Morris Parkway and Houston Levee Road, Collierville 811 Proposed 6/4 Germantown/Collierville Tenants: Possibly Dillards, Parisian, and Gaylan's Trading Co. Wal-Mart Supercenter 128 S Germantown Rd 22 7/2 5/3 Germantown/Collierville Tenants: Wal-Mart Supercenter Lowe's Southaven 13 Planned 9/2 6/3 Tenants: Lowe's The Shops at Kirby Gate Kirby Pkwy and Kirby Gate Blvd 115 5/2 11/2 Unknown Tenants: Kroger (59K) The Village Shops of Crumpler Place Highway 78 and Goodman Road, Olive Branch 89 11/1 3/3 Kroger Grocery Store & Retail Shops 123 N Houston Levee Road 8 Completed 11/1 5/2 Germantown/Collierville Tenants: Kroger Kroger US Hwy 64 & uture SR 194, Oakland 6 Completed 4/2 1/2 ayette County Tenants: Kroger Wal-Mart Neighborhood Market Shelby Drive 46 Completed 5/2 1/2 Tenants: Wal-Mart Neighborhood Market Wal-Mart Neighborhood Market Altruria 4 Completed 4/2 1/2 Unknown Tenants: Wal-Mart Neighborhood Market 3Q22 PPR undamentals 22 by P R O P E R T Y P O R T O L I O R E S E A R C H, I N C. All Rights Reserved.

12 PPR UNDAMENTALS PPR undamentals Warehouse Projects Projects Title Address S () Stage Start Completion DeSoto Trade Center Phase 1 Interstate 55 and Highway 51, Southaven 1,68 Planned ProLogis Park Stateline Getwell and Stateline Road, ProLogis Park Stateline 1,5 Planned Southeast Exel Logistics BTS Tenants: Exel Logistics S Distribution Way, Olive Branch Distribution Center 1, Completed 6/1 4/2 Skil-Bosch BTS Tenants: Skil-Bosch 27 N Airport Road, Crittenden County, AR 8 Completed 3/1 3/2 West Memphis Summit Distribution Center Phase I 5155 Lamar Ave. 78 Completed 8/1 6/2 Southeast Airways Distribution Center B 11 Airport Industrial Drive, Airways Distribution Center 619 Completed 9/1 6/2 Midway Distribution Center Building D Shelby Dr. and Mendenhall, Midway Distrubution Center 528 Deferred Southeast Spec Bldg. at Olive Branch Distribution Center Olive Branch Distribution Center 416 Planned uture Electronics BTS DeSoto Center Business Park 252 Proposed 11/2 5/4 Tenants: uture Electronics DeSoto County, MS W.W. Grainger build-to-suit Tenants: W.W. Grainger 43 Airways Blvd., DeSoto Business Park 25 6/2 5/3 3Q22 PPR undamentals 22 by P R O P E R T Y P O R T O L I O R E S E A R C H, I N C. All Rights Reserved.

13 PPR UNDAMENTALS Projects PPR undamentals Hotel Projects Title Address Rooms Stage Start Completion Embassy Suites Hotel Second and Gayoso Street, Memphis 219 Deferred CBD Embassy Suites Hotel Shady Green Road 219 Cancelled Hilton Garden Inn Winchester - Hacks Cross Area, Memphis 188 Proposed Hilton Garden Inn at Ridgeway Center 172 Cancelled East Memphis Embassy Suites Southwind Hacks Cross Road and Tournament Drive, Memphis 134 Cancelled Homewood Suites Hotel 3853 Hacks Cross Road /1 11/2 Kirby arm Inn and Restaurant Poplar and Kirby Rd, Germantown 11 9/2 6/4 Germantown/Collierville Springhill Suites 21 North Main Street 12 Completed 3/1 2/2 CBD Holiday Inn Express Hotel 468 Stansell Cove Road, Memphis 89 Completed 8/1 6/2 Southwest Memphis Best Western Hotel New Brunswick Rd, Bartlett Cancelled Raleigh/Bartlett 3Q22 PPR undamentals 22 by P R O P E R T Y P O R T O L I O R E S E A R C H, I N C. All Rights Reserved.