OFFERING MEMORANDUM. Fbi St. Louis Field Office 2222 Market St St. Louis, Missouri SINGLE TENANT OFFICE BUILDING GSA TENANCY

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1 OFFERING MEMORANDUM Fbi St. Louis Field Office 2222 Market St St. Louis, Missouri SINGLE TENANT OFFICE BUILDING GSA TENANCY ASKING PRICE $24,200,000 CAP RATE- 7.10

2 CONTENTS EXECUTIVE SUMMARY 3 OVERVIEW FINANICALS IMPROVEMENTS 4 5 PROPERTY SUMMARY BUILDING DETAILS 6 TENANCY 7 FINANICALS LOCATOR MAP AND AERIAL AREA RETAIL MAP AREA OVERVIEW AND DEMOGRAPHICS 11 CONTACT

3 GSA Realty Advisors, Inc. has been retained as exclusive advisor and agent to sell the fee simple interest in the FBI St. Louis Field Office (the Property ), located at 2222 Market Street in the City of St. Louis, Missouri. The FBI St. Louis Field Office is a two-story office building that is 100% leased to the GSA. The Property is located just north of Interstate 64 along Market Street at the corner of 22nd Street, on the western section of the St. Louis CBD, an area dominated by government buildings. The 89,564 total square foot, two-story FBI St. Louis Field Office was completed as a build to suit f or the Federal Bureau of Investigations in 1 999, and expanded by roughly 15,000 square feet in The Property also contains a 8,624 square foot garage where the FBI services its company vehicles. Parking is provided in a covered garage attached to the eastern side of the improvements that includes 106 spaces. There are also another 100 surface spaces, for a total of 206 parking spaces and a ratio of 2.3/1,000 square feet. The FBI has 56 field offices centrally located in major metropolitan areas across the U.S. and Puerto Rico. These offices carry out investigations, assess local and regional crime threats, and work closely with partners on cases and operations. Within these field offices are a total of about 380 resident agencies located in smaller cities and towns. The FBI St. Louis Field Office has residence agencies in Cape Girardeau, Kirksville, and Rolla, Missouri. FINANCIALS The FBI has occupied the building since it was constructed in 1999 as a BTS, and recently renewed for another seven year term beginning on December 15, 2018 at a shell rental rate of $22.25 per square foot, while the current rental rate until that time is $23.79 per square foot. The reimbursable expenses include the Tenant paying over a base year at the rate of change annually on the CPI and then paying the increase amount of real estate taxes over the base year amount. In addition, the GSA pays its own utilities directly. IMPROVEMENTS The FBI St. Louis Field Office include two stories of office space with some perimeter offices as well as cubicle bullpens areas. There are also several common type spaces including several gym and work out spaces, armory space, interrogation rooms, supply rooms, kitchen and break areas, and technical/data rooms. Wall coverings and carpet are office typical, and the building is well maintained to GSA standard 03

4 PROPERTY SUMMARY Year Built 1999 Stories 2 Net Rentable Area 89,564 SF Occupancy (single tenant) 100% # of Tenants 1 Lease Expiration Weighted Avg. Remaining Lease Term 9.6 Years Weighted Avg. In-Place Rental Rate (thru ) $23.79 Weighted Avg. In-Place Rental Rate (after ) $

5 BUILDING DETAILS GENERAL INFORMATION NAME: FBI ST. LOUIS FIELD OFFICE ADDRESS: 222 MARKET STREET, ST. LOUIS, MISSOURI YEAR COMPLETED: 1999 RENTABLE SF: 89,564 SF SITE INFORMATION LAND AREA: ACRES PARKING: 206 TOTAL PARKING SPACES (106 SPACES ARE COVERED) ZONING: J- INDUSTRIAL BY THE CITY OF ST. LOUIS BUILDING INFORMATION ROOF: Corrugated steel pan covered with EPDM roofing carrier on steel bar joists installed in HVAC: Five, 60 Trane B, gas fired RTUs with variable air volume distribution systems and numerous zones. The garage also contains one 8.5-ton Trane RTU and a 5-ton Lennox RTU. There is also a Trane split system in loading dock area put in Two, roof mounted, electric air conditioning Trane chillers connected to the ventilation system. ELEVATORS: Two, 2,500 pound capacity long hydraulic passenger elevators and one 4,000 pound capacity, long hydraulic freight elevator. All were installed in LIGHTING: All interior T-8 lighting except for garage and parking lot, which has Metal Halide 250 Watt. WINDOWS: All exterior windows are bullet proof glass. 05

6 TENANCY FEDERAL BUREAU OF INVESTIGATION RENTABLE SQUARE FEET: 89,564 SF LEASE EXPIRATION: WEBSITE: FBI LEASE SYNOPSIS LESSEE: FEDERAL BUREAU OF INVESTIGATIONS (GSA) LEASED SF 89,564 SF LEASE TYPE MODIFIED GROSS ORIGINAL COMMENCEMENT DATE RENEWAL COMMENCEMENT DATE EXPIRATION DATE TERMINATION OPTION: The Tenant may terminate the base in whole or in part after December 14, 2025 by giving at least 270 days notice in writing. BASE RENT AND ESCLATIONS: PERIOD ANNUAL RENT $/SF BASE TERM $2,130,684 $23.79 EXTENDED TERM $1,992,799 $22.25 EXPENSE BASE AMOUNT: Tenant pays expense reimbursement by paying prior year s amounts adjusted by the change of CPI. REAL ESTATE BASE AMOUNT: Tenant pays the annual amount over the base year amount of $209,

7 FINANCIALS RENT ROLL Reimbursement Information Suite Tenant Name Commencement Expiration SF Date $/SF Type Expense Base Amount RE Tax BY Amount 100 Federal Bureau of Investigations (GSA) 11/2/ /14/ ,564 SF 12/15/2018 $23.79 $22.25 Full Service w/ 1999 Base Year Annual change in CPI $209,950 Total Occupied SF 89,564 SF 100.0% Total Vacant SF 0 0.0% Total Building SF 89,564 SF CASH FLOW Year 1 Year 2 Year 3 Year 4 Year 5 FOR YEAR ENDING $/SF Sept 2018 Sept 2019 Sept 2020 Sept 2021 Sept 2022 GROSS REVENUE Base Rental Revenue $23.79 $2,130,684 $2,038,781 $1,992,799 $1,992,799 $1,992,799 Scheduled Base Rental Revenue ,130,684 2,038,781 1,992,799 1,992,799 1,992,799 Expense Reimbursements , , , , ,755 Real Estate Taxes Reimbursement , , , , ,075 Total Potential Gross Revenue ,592,167 2,513,692 2,481,407 2,495,379 2,509,629 General Vacancy Loss TOTAL EFFECTIVE GROSS REVENUE ,592,167 2,513,692 2,481,407 2,495,379 2,509,629 OPERATING EXPENSES Repairs and Maintenance , , , , ,465 Cleaning , , , , ,224 Landscaping & Grounds ,321-25,735-26,250-26,775-27,311 Utilities Security/Fire Safety ,262-4,347-4,434-4,522-4,613 Administration ,555-6,686-6,819-6,956-7,095 Management Fee ,602-16,934-17,272-17,618-17,970 Real Estate Taxes , , , , ,025 Insurance ,135-3,198-3,262-3,327-3,394 Total Operating Expenses , , , , ,096 NET OPERATING INCOME $20.78 $1,861,316 $1,768,225 $1,721,031 $1,719,794 $1,718,533 You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. ASKING PRICE CAP RATE $24,200,

8 ST. LOUIS UNION STATION 2222 MARKET ST. SCOTTRADE CENTER BUSCH STADIUM AMERICA S CENTER CONVENTION COMPLEX BUSCH STADIUM LOCATOR MAP 2222 MARKET ST. 08

9 AREA RETAIL MAP 09

10 AREA OVERVIEW St. Louis is a major city in Missouri along the Mississippi River. Its iconic, 630-ft. Gateway Arch, built in the 1960s, honors the early 19th-century explorations of Lewis and Clark and America's westward expansion in general. Replica paddlewheelers ply the river, offering views of the arch. The Soulard district is home to barbecue restaurants and clubs playing blues music. The history of St. Louis has been heavily influenced by Westward expansion and blues music. The big "must-see" in this region is the Gateway Arch, while other important sites include the Museum of Westward Expansion, the St. Louis Cathedral and the Anheuser-Busch factory tour. The city offers plenty for the whole family. Children will enjoy the local zoo and the Magic House, while family members will also want to unwind at Forest Park, home to the World's Fair almost a century ago. DEMOGRAPHICS 2017 Summary 1 mile 3 miles 5 miles Population 13, , ,561 Households 6,782 53, ,667 Families 2,332 21,591 56,150 Average Household Size Owner Occupied Housing Units 1,340 15,506 45,277 Renter Occupied Housing Units 5,442 37,539 75,390 Median Age Median Household Income $34,310 $34,423 $34,679 Average Household Income $54,762 $55,179 $52,957 1 Mile 2022 Summary Population 1 mile 13,971 3 miles 116,542 5 miles 270,083 Households 6,777 52, ,254 3 Miles Families Average Household Size 2, , , Miles Owner Occupied Housing Units Renter Occupied Housing Units 1,322 5,454 15,442 37,496 44,583 74,672 Median Age Median Household Income $41,701 $40,100 $38,455 Average Household Income $66,080 $66,395 $62,444 10

11 CONTACT Michael L. Johns GSA Realty Advisors, Inc. One Urban Centre Tampa, Florida GSA Realty Advisors, Inc. The information contained in this document has been obtained from sources believed reliable. While GSA Realty Advisors, Inc. does not doubt its accuracy, GSA Realty Advisors, Inc. has not verified it and makes no guarantee, warranty or representation about it. It is your responsibility to independently confirm its accuracy and completeness. Any projections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. The value of this transaction to you depends on tax and other factors which should be evaluated by your tax, financial and legal advisors. You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction the suitability of the property for your needs.