Sacramento Office MarketView Q3 2014

Sacramento Office MarketView Q3 2014 CBRE Global Research and Consulting UNEMPLOYMENT RATE 7.0% VACANCY RATE 19.4% NET ABSORPTION 123,907 sq. ft. AVG ASKING LEASE RATE $1.69 per sq. ft. FSG COMPLETED CONSTRUCTION 0 sq. ft. **THE ARROWS ARE TREND INDICATORS FROM A QUARTER-OVER-QUARTER TIME PERIOD AND DO NOT REPRESENT A POSITIVE OR NEGATIVE VALUE CORE DOWNTOWN OFFICE PROPERTY CHANGES HANDS After posting negative net absorption for the first time in over three years last quarter, Q3 2014 saw the Sacramento office market rebound nicely to close with 123,907 sq. ft. of positive net absorption. The public sector was once again a key contributor to the market s positive figures, transacting two of the quarter s largest leases which combined for nearly 90,000 sq. ft. Suburban activity continued to dominate the market, though Downtown appears to be regaining some traction after a sluggish first half of the year. South Natomas had the market s strongest quarter, posting 84,477 sq. ft. of positive net absorption. This was the largest amount of positive absorption occurring in the submarket since Q1 2013, the bulk of which was contributed by a 67,500 sq. ft. lease at 2495 Natomas Park Drive. The Highway 50 submarket also saw a sizable transaction with the Blue Cross lease of 11030 White Rock Road. They are slated to move into the 54,078 sq. ft. building, which they will be occupying in its entirety, in Q2 2015. Another noteworthy event occurring in Downtown was the beginning of the demolition of Downtown Plaza. It is expected to conclude in the first half of Q4 2014. This critical step in the completion of the eagerly-anticipated Downtown arena is welcome news as the arena is expected to be the cornerstone of the projected-revitalization of Downtown. Activity in the submarket has already begun to stabilize and interest is increasing among many well-known retailers. With the arena scheduled for completion in 2016, and the amenities such as dining and entertainment that will follow as a direct result, look for the Downtown market to steadily improve and ultimately be competitive once again with suburban markets. Class B properties constituted the bulk of leasing activity in Q3 2014. This trend can be attributed in part to the lack of quality, big-block Class A space currently available in the market. The Class B vacancy rate dropped 0.5% from Q2 2014 to finish at 20.7%. This was the largest vacancy rate decline among all property classes when compared to the previous quarter. Class B average asking lease rates also rose $0.02 from Q2 2014, closing at $1.64 per sq. ft. full service gross (FSG). Sacramento s most prominent Q3 2014 sale was 555 Capitol Mall in the Downtown submarket. The Class A building was purchased by Trinity Pacific Partners which is comprised of Buzz Oates LLC, AM Investors and Rubicon Partners. The property was approximately 60% leased at the time of sale but the new owners are planning improvements to the building in hopes of attracting prospective tenants. 555 Capitol Mall was acquired by Trinity Pacific Partners. Daily management operations will be handled by Rubicon Partners. 1

Q3 2014 Sacramento Office MarketView Figure 1: Sacramento Market Statistics Net Direct Net YTD Net Under Avg Asking Rentable Vacancy Vacancy Availability Absorption Absorption Construction Lease Rate Submarket Area $/SF/Mo Midtown 1,792,517 10.4% 10.4% 18.5% (2,236) 15,272 0 $1.91 West Sacramento 1,263,386 10.7% 10.7% 13.2% 43,005 66,789 0 $1.53 South Sacramento 1,320,178 22.0% 22.0% 28.2% (10,063) (2,174) 0 $1.17 East Sacramento 440,927 14.3% 14.3% 14.3% 0 0 0 $2.03 Howe/Fulton 1,799,729 26.2% 26.2% 30.9% (638) 1,272 0 $1.61 Northgate/Natomas 2,135,874 26.0% 26.0% 31.0% (40,986) 15,928 0 $1.40 Watt Avenue 1,350,800 22.8% 22.8% 23.8% (30,571) (11,031) 0 $1.36 Hwy 50 Corridor 11,515,111 19.8% 20.2% 26.0% 13,607 35,657 0 $1.47 Carmichael/Fair Oaks 343,113 20.1% 20.1% 20.1% (776) 9,144 0 $1.22 Citrus Heights/ Orangevale 1,015,363 15.7% 15.7% 19.9% (16,443) (4,079) 0 $1.09 Point West 2,485,623 23.9% 23.9% 25.2% 5,723 25,426 0 $1.62 Campus Commons 1,469,868 24.5% 24.6% 26.3% 30,921 39,706 0 $1.68 Folsom 2,535,543 13.4% 13.9% 17.2% 24,175 12,063 0 $1.76 Elk Grove 1,074,767 8.1% 9.6% 12.6% (13,015) 8,753 0 $1.83 Roseville/Rocklin 7,337,516 17.7% 17.7% 19.6% 44,519 186,928 0 $1.77 South Natomas 3,256,979 22.3% 22.6% 27.8% 84,477 3,313 0 $1.91 Suburban Total 41,137,294 19.3% 19.5% 23.5% 131,699 402,967 0 $1.58 Downtown 11,134,264 18.7% 18.9% 21.4% (7,792) (133,641) 0 $2.15 Market Total 52,271,558 19.1% 19.4% 23.0% 123,907 269,326 0 $1.69 NOTE: Only existing single and multi-tenant office properties over 10,000 sq. ft., excluding government-owned buildings and medical buildings, are included in this survey. Average asking rate is based on direct leases only; excludes sublease space. Rates are based on price per sq. ft., per month, for full service. 2 Market Highlights Roseville/Rocklin has had the market s strongest year-to-date, recording 186,928 sq. ft. of positive net absorption in 2014. The sale of 555 Capitol Mall is Sacramento s largest single-office-building sale in over seven years. The vacancy rate closed at 19.4%, a decline of 1.3% when compared to this time last year. Sacramento s office market has recorded positive net absorption of over 100,000 sq. ft. for seven of the last eight quarters.

Figure 2: Vacancy Rate versus Average Asking Lease Rate Average Asking Lease Rate $2.10 24% $2.00 22% 20% $1.90 18% $1.80 16% $1.70 14% $1.60 Q1 2009 Q3 2009 Q1 2010 Q3 2010 Q1 2011 Q3 2011 Q1 2012 Q3 2012 Q1 2013 Q3 2013 Q1 2014 Q3 2014 Figure 3: Significant Lease Transactions Q3 2014 Sacramento Office MarketView Size () Tenant Address 67,500 State Street 2495 Natomas Park Dr, Sacramento 58,575 Solar City 1000 Enterprise Way, Roseville 54,078 Blue Cross 11030 White Rock Rd, Rancho Cordova Figure 4: Significant Sale Transactions Size () Buyer Address 376,432 Trinity Pacific Partners 555 Capitol Mall, Sacramento 148,919 BTV Management, Real Capital Solutions 11000-11050 Olson Dr, Sacramento 112,434 Marco's, George's and Placida's 3003 Bunker Hill 2031-2033 Howe Ave, Sacramento Figure 5: Net Absorption 000 s 400 300 200 Figure 6: Construction Activity 000 s 60 50 40 100 0 3 (100) (200) Q2 2013 Q3 2013 Q4 2013 Q1 2014 Q2 2014 Q3 2014 30 20 10 0 Q2 2013 Q3 2013 Q4 2013 Q1 2014 Q2 2014 Q3 2014 Under Construction Completed Construction 3

Q3 2014 Sacramento Office MarketView No Submarket 71 Downtown 72 Midtown 73 West Sacramento 74 South Sacramento 75 East Sacramento 77 Howe/Fulton 78 Northgate/Natomas 79 Watt Ave 80 Hwy 50 Corridor 81 Carmichael/Fair Oaks 83 Citrus Heights/Orangevale 84 Point West 85 Campus Commons 86 Folsom 87 Elk Grove 88 Roseville/Rocklin 92 South Natomas CONTACTS For more information about this Local MarketView, please contact: Sacramento Research Abigail Christian Research Operations Manager Nor Cal and Reno Research CBRE 500 Capitol Mall, Ste 2400 Sacramento, CA 95814 t: +1 916 446 8286 e: abigail.christian@cbre.com Steve Smith Researcher Sacramento Research CBRE 500 Capitol Mall, Ste 2400 Sacramento, CA 95814 t: +1 916 492 6967 e: steven.smith@cbre.com FOLLOW US Global Research and Consulting This report was prepared by the CBRE U.S. Research Team which forms part of CBRE Global Research and Consulting a network of preeminent researchers and consultants who collaborate to provide real estate market research, econometric forecasting and consulting solutions to real estate investors and occupiers around the globe. 4 Disclaimer Information contained herein, including projections, has been obtained from sources believed to be reliable. While we do not doubt its accuracy, we have not verified it and make no guarantee, warranty or representation about it. It is your responsibility to confirm independently its accuracy and completeness. This information is presented exclusively for use by CBRE clients and professionals and all rights to the material are reserved and cannot be reproduced without prior written permission of CBRE.

BUILDING CLASSIFICATION REPORT SACRAMENTO OFFICE Figure 7: Building Classifications Q3 2014 Area Submarket Net Rentable Area Available Availability Vacant Vacancy Asking Lease Rate $/SF/Mo Under Construction 71 Downtown 11,134,264 2,377,248 21.4% 2,101,218 18.9% $2.15 0 Class A 6,570,075 1,207,946 18.4% 1,119,212 17.0% $2.54 Class B 3,120,885 818,600 26.2% 674,281 21.6% $1.78 Class C 1,443,304 350,702 24.3% 307,725 21.3% $1.44 72 Midtown 1,792,517 331,674 18.5% 186,069 10.4% $1.91 0 Class A 55,000 4,604 8.4% 4,604 8.4% $2.75 Class B 356,819 56,186 15.7% 52,852 14.8% $2.18 Class C 1,380,698 270,884 19.6% 128,613 9.3% $1.82 73 West Sacramento 1,263,386 166,219 13.2% 134,555 10.7% $1.53 0 Class A 527,947 57,459 10.9% 28,589 5.4% $1.86 Class B 426,185 56,687 13.3% 53,893 12.6% $1.32 Class C 309,254 52,073 16.8% 52,073 16.8% $1.40 75 East Sacramento 440,927 63,161 14.3% 63,161 14.3% $2.03 0 Class A 0 0 0.0% 0 0.0% $0.00 Class B 404,327 63,161 15.6% 63,161 15.6% $2.03 Class C 36,600 0 0.0% 0 0.0% $0.00 74 South Sacramento 1,320,178 372,587 28.2% 289,987 22.0% $1.17 0 Class A 63,868 15,150 23.7% 15,150 23.7% $1.75 Class B 261,775 128,926 49.3% 128,926 49.3% $1.25 Class C 994,535 228,511 23.0% 145,911 14.7% $1.08 77 Howe Ave/Fulton Ave 1,799,729 555,357 30.9% 471,674 26.2% $1.61 0 Class A 175,504 139,218 0.0% 139,218 0.0% $1.85 Class B 228,884 102,632 44.8% 69,835 30.5% $1.63 Class C 1,395,341 313,507 22.5% 262,621 18.8% $1.47 78 Northgate/Natomas 2,135,874 662,719 31.0% 556,177 26.0% $1.40 0 Class A 472,201 52,617 11.1% 52,617 11.1% $1.90 Class B 1,099,264 288,600 26.3% 212,623 19.3% $1.59 Class C 564,409 321,502 57.0% 290,937 51.5% $1.18 79 Watt Ave/Auburn Blvd 1,350,800 320,936 23.8% 308,171 22.8% $1.36 0 Class A 0 0 0.0% 0 0.0% $0.00 Class B 503,656 161,733 32.1% 148,968 29.6% $1.45 Class C 847,144 159,203 18.8% 159,203 18.8% $1.26 80 Highway 50 11,515,111 2,988,624 26.0% 2,329,766 20.2% $1.47 0 Class A 2,933,886 579,685 19.8% 487,115 16.6% $1.78 Class B 5,842,856 1,451,808 24.8% 1,058,168 18.1% $1.55 Class C 2,738,369 957,131 35.0% 784,483 28.6% $1.12 81 Carmichael/Fair Oaks 343,113 68,979 20.1% 68,979 20.1% $1.22 0 Class A 70,000 3,784 5.4% 3,784 5.4% $1.25 Class B 78,394 26,022 33.2% 26,022 33.2% $1.39 Class C 194,719 39,173 20.1% 39,173 20.1% $1.05 Sacramento Office MarketView 1 Copyright 2014 CBRE, Inc. Information contained herein, including projections, has been obtained from sources believed to be reliable. While we do not doubt its accuracy, we have not verified it and make no guarantee, warranty or representation about it. It is your responsibility to confirm independently its accuracy and completeness. This information is presented exclusively for use by CBRE clients and professionals and all rights to the material are reserved and cannot be reproduced without prior written permission of CBRE.

Figure 7: Building Classifications (continued) Area Submarket Net Rentable Area Available Availability Vacant Vacancy Asking Lease Rate $/SF/Mo Under Construction 83 Citrus Heights/Orangevale 1,015,363 202,188 19.9% 159,698 15.7% $1.09 0 Class A 0 0 0 0 0.0% $0.00 Class B 112,460 5,261 4.7% 5,261 4.7% $1.28 Class C 902,903 196,927 21.8% 154,437 17.1% $1.08 84 Point West/Tribute 2,485,623 626,997 25.2% 593,602 23.9% $1.62 0 Class A 1,132,970 286,099 25.3% 265,819 23.5% $1.79 Class B 534,344 135,559 25.4% 135,559 25.4% $1.52 Class C 818,309 205,339 25.1% 192,224 23.5% $1.45 85 Campus Commons 1,469,868 385,889 26.3% 362,027 24.6% $1.68 0 Class A 46,000 0 0.0% 0 0.0% $0.00 Class B 1,077,459 328,066 30.4% 308,232 28.6% $1.69 Class C 346,409 57,823 16.7% 53,795 15.5% $1.61 86 Folsom 2,535,543 435,181 17.2% 353,170 13.9% $1.76 0 Class A 1,834,503 331,700 18.1% 276,277 15.1% $1.81 Class B 449,533 74,440 16.6% 70,954 15.8% $1.57 Class C 251,507 29,041 11.5% 5,939 2.4% $1.53 87 Elk Grove 1,074,767 135,539 12.6% 102,821 9.6% $1.83 0 Class A 605,731 51,933 8.6% 46,933 7.7% $2.07 Class B 457,444 83,606 18.3% 55,888 12.2% $1.71 Class C 11,592 0 0.0% 0 0.0% $0.00 88 Roseville/Rocklin 7,337,516 1,440,367 19.6% 1,299,043 17.7% $1.77 0 Class A 3,917,444 703,976 18.0% 617,906 15.8% $1.88 Class B 2,591,142 595,784 23.0% 543,308 21.0% $1.73 Class C 828,930 140,607 17.0% 137,829 16.6% $1.39 92 South Natomas 3,256,979 906,567 27.8% 737,588 22.6% $1.91 0 Class A 2,872,914 781,285 27.2% 637,108 22.2% $1.94 Class B 286,912 113,982 39.7% 89,180 31.1% $1.82 Class C 97,153 11,300 11.6% 11,300 11.6% $1.75 Sacramento Office Market 52,271,558 12,040,232 23.0% 10,117,706 19.4% $1.69 0 Class A 21,278,043 4,215,456 19.8% 3,694,332 17.4% $2.07 0 Class B 17,832,339 4,491,053 25.2% 3,697,111 20.7% $1.64 0 Class C 13,161,176 3,333,723 25.3% 2,726,263 20.7% $1.29 0 Q3 2014 Sacramento Office MarketView CBRE categorizes office properties using the following criteria: CLASS A Description: Most prestigious buildings competing for premier office users with rents above average for the area. Buildings have high quality standard finishes, state of the art systems, exceptional accessibility and a definite market presence. CLASS B Description: Buildings competing for a wide range of users with rents in the average range for the area. Building finishes are fair to good for the area and systems are adequate, but the building does not compete with Class A at the same price. CLASS C Description: Buildings competing for tenants requiring functional space at rents below the average for the area. Operating Expenses Expenses range from $9-$12/yr Downtown and $6-$10/yr Suburban. 2 Copyright 2014 CBRE, Inc.