A 306,765 SF CLASS A STATE OF THE ART OFFICE BUILDING

A 306,765 SF CLASS A STATE OF THE ART OFFICE BUILDING

The Opportunity HFF has been engaged as the Exclusive Advisor to extend to qualified investors the opportunity to acquire the fee simple interest in Pacific Center (the Property ), an eight-story state-of-the-art and newly remodeled office building boasting the best amenities, concierge service, and coastal access in the South Bay. Originally built in 1988 and extensively renovated in 2017, this 306,765 square-foot office building is currently 91% leased to a diverse mix of regional and national tenants, with credit tenancy accounting for over 28% of the leased premises. Pacific Center Address 21250 Hawthorne Blvd. Torrance, CA Year Built/Renov. 1988 / 2013 / 2017 Occupancy 91% Total Building Area 306,765 SF Parcel Number 7366-019-092 No. of Stories 8 Site Area Parking Parking Ratio Major Tenants 7.3 Acres 1,061 Spaces 3.5/1,000 SF Bank of America, Morgan Stanley, ANA (All Nippon Airways), Wells Fargo, Barrister Executive Suites 2 Pacific Center HFF

306,765 SF NET RENTABLE AREA 91% OCCUPANCY 1,061 PARKING SPACES 8 STORIES 2017 EXTENSIVELY RENOVATED Executive Summary 3

PACIFIC OCEAN PALOS VERDES REDONDO BEACH TO R RA NC EB LVD. DEL AMO FASHION CENTER 4 Pacific Center HFF

N UNPARALLELED DESTINATION & AMENITIES Located at the corner of major thoroughfares Hawthorne and Torrance Boulevards, Pacific Center is ideally situated across the street from the 2.3 million square-foot Del Amo Fashion Center, which recently underwent a $450 million renovation and expansion that has completely changed the dynamics of this market. Del Amo Fashion Center is MANHATTAN BEACH PACIFIC COLONY the 3rd most visited mall in the United States and boasts over 200 high-end retailers and restaurants. The Property is also only 5 minutes away from Old Town Torrance, which includes 30 restaurants, 13 entertainment venues, 11 cafes, 16 fitness and yoga studios, 3 breweries, and even a sushi-making school. Torrance provides a unique 18-hour atmosphere for millennial in the greater Los Angeles area. The Property capitalizes on the surrounding market by providing a shuttle service to it s tenants. RECENT WALKABLE RESTAURANT OPENINGS PRIOR TO RENOVATIONS: HAWTHO RNE BLV D. Executive Summary 5

Investment Highlights PROXIMITY TO EXECUTIVE HOUSING There are many nearby affluent neighborhoods such as Palos Verdes, Rancho Palos Verdes, Rolling Hills Estates, Hermosa Beach, and Manhattan Beach. With its outstanding coastline and proximity to major employment centers, two South Bay communities ranked in Bloomberg s America s 100 Richest Places ; Palos Verdes Estates (38th, $245,922 Avg. HH Income) and Manhattan Beach (78th, $214,496 Avg. HH Income). The direct access to a large executive workforce is a driving reason the Property has consistently out performed the market in terms of rate and occupancy. BEST-IN-CLASS ASSET As one of the South Bay s highest quality office buildings, the Property will be the first beneficiary of the coastal market s continued growth. The Property s best-in-class status already commands the highest quality tenancy and premium rental rates. To continue its best-in-class position, ownership has invested over $6 million into renovating the lobby, upper floor common areas and a lively indoor/outdoor experience for the tenants and their visitors. The Property will continue to retain its position due to perks like its concierge service and amenity shuttle, which provides rides and attendants to run various errands for tenants within a 5 mile radius. HISTORICAL RENTS $4.00 $3.50 $3.00 $2.50 $2.00 $1.50 2012 2013 2014 2015 2016 South Bay Pacific Center 6 Pacific Center HFF

RAPIDLY ESCALATING SOUTH BAY MARKET FUNDAMENTALS Historically known as a hub for manufacturing and aerospace, Torrance and the South Bay are home to stable tenants and an impressive unemployment rate of 3.7%. Additionally, as rents have rapidly increased southward from Santa Monica through Playa Vista and El Segundo, new upstart tech tenants have begun migrating to the South Bay. These fundamentals, coupled with the Property s historic ability to pull best-in-class tenants from all of the South Bay will provide Pacific Center with significant longterm growth demonstrated by the in-place rents that are currently 25% below market. DURABLE RENT ROLL WITH OVER 28% CREDIT TENANCY The Property is diversified among multiple industries and sectors that thrive in the coastal vibrancy. Industries represented include technology, finance, legal, and healthcare as the diverse tenant mix mitigates the exposure to industry-specific declines. The durable cash flow benefits from an impressive lineup of credit tenants including Bank of America (Baa1), Hyundai Corporation (Baa1), Wells Fargo (A2), All Nippon Airways (JAC 1 : A), Sumitomo (Baa1), and Morgan Stanley (A3), with credit tenancy representing 28.6% of NRA. (1) JAC: Japan Credit Agency CREDIT TENANCY REPRESENTS OVER 28.6% OF NRA 38% 25% 33% 4% Financial Services Insurance Aviation Automotive Executive Summary 7

GROUND FLOOR REPOSITIONING OPPORTUNITY The Property has an excellent opportunity and foundation in place to further enhance the extensive lobby renovation. The high visibility corner, with over 110,000 vehicles per day on Hawthorne and Torrance, lends itself to retail component. This addition would lead to increased traffic to the Property, increase tenant visibility, and allow a new investor to realize significant rent premiums. CURRENT PACIFIC CENTER GROUND FLOOR ATTRACTIVE RELATIVE VALUE Pacific Center presents a relative value when compared to best in class coastal opportunities in other gateway markets in the Western United States. When compared to recent core office trades in West LA (Santa Monica, Playa Vista, El Segundo, and Culver City) trading between $700 and over $1,400 PSF, the coastal Torrance market offers an attractive relative value. Best-in-class assets providing strong income are very hard to find, which positions the asset as an especially attractive investment opportunity. GROUND FLOOR REPOSITION POTENTIAL 8 Pacific Center HFF

Pacific Center 9

hfflp.com INVESTMENT SALE TEAM DEBT ADVISORS RYAN GALLAGHER Sr. Managing Director rgallagher@hfflp.com T. 949.798.4100 CA License #01269918 ANDREW HARPER Managing Director aharper@hfflp.com T. 310.407.2139 CA License #01319640 MICHAEL MATCHETT Analyst mmatchett@hfflp.com T. 310.407.2132 CA License #01960206 KEVIN MACKENZIE Sr. Managing Director kmackenzie@hfflp.com T. 310.407.4126 CA License #01173794 BRIAN TORP Director btorp@hfflp.com T. 949.798.4118 CA License #01264139 HFF has been engaged by the owner of the properties to market them for sale. Information concerning the property properties described herein has been obtained from sources other than HFF, and neither Owner nor HFF, nor their respective equity holders, officers, employees and agents makes any representations or warranties, express or implied, as to the accuracy or completeness of such information. Any and all reference 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 purchaser, and HFF, its partners, officers, employees and agents disclaim any liability that may be based upon or related to the information contained herein. Prospective purchasers should conduct their own independent investigation and rely on those results. The information contained herein is subject to change.