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Atlanta, Georgia

Town Center at Atlantic Station is the retailing centerpiece o the $2 billion,138-acreAtlantic Station master-planned community that is among the frst green developments in

the United States and has quickly become the national model or smart growthand sustainable development.

i n v e s t m e n t o f f e r i n g

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Town CenTer aT aTlanTiC STaTion overview

Classicat ion Regiona l Mixed-Use Development

Market Atlanta, Georgia Fulton CountyDelivery 2005

Total Owned GLA 586,296 SF

% Leased 87.3%

Site Acreage 11.14 acres

Parking Spaces Approximately 6,800 (under separate ownership)

Location At the confuence o Interst ates 75 & 85, along 17th St.

Trac Counts I- 75/85 @ 17th St .: Over 500,000

Debt The Property is currently encumbered with a loan that willbe paid o by current ownership at closing. There will be noassumable nancing as part o the transaction.

eaSTdil SeCured

Eric Zimmermann Miles Theodore

3414 Peachtree Rd. NE, Suite 1450

Atlanta, GA 30326

(404) 487-1100 (404) 487-1107 faxATC9

Eastdil Secured, as exclusive advisor, is pleased to present the opportunity to acquire the retail centerpiece of AtlanticStation, one of the nations best-known, urban, mixed-use developments: Town Center at Atlantic Station (the Project).Located in the very heart of Midtown in Atlanta, Georgia, Atlantic Station is a groundbreaking 138 acre, mixed-useenvironment with an anticipated total build-out estimated at over $2.0 billion encompassing over 15 million squarefeet of residential, ofce, hospitality, retail, and entertainment space (the Development). With a total owned GLA of586,296 square feet, Town Center at Atlantic Station represents THE critical mass of retail, dining, and entertainmentoptions for Atlantic Station and, more importantly, Atlantas growing intown community.

Town Center at Atlantic Station offers an investor the rare opportunity to own one of only a few urban, inll, regionalretail destinations in the United States Sunbelt the nations dominant population and employment growth region.

INVESTMENT HIGHLIGHTS

Landmark AssetAtlantic Station has been recognized around the world as a model for sustainable smart-growth development, and hasserved as a catalyst for the ongoing new urbanism movement. Numerous national and international awards have beenbestowed upon Atlantic Station, and serve as recognition of the Projects impact on the Atlanta region. Atlantic Stationdoesnt just pay lip service to the mixed-use concept, but accentuates it with critical mass of all of the necessary elements all of which drive trafc to Town Center at Atlantic Station, its retail heart.

Outstanding Tenancy

Town Center at Atlantic Station benets from an excellent tenant lineup both within the Project, and as shadow anchors.The only IKEA in Georgia, a brand-new Target, and the agship Dillards in the Southeast all serve as major non-ownedtrafc drivers to the site. Within the Project, a grocery anchor, Publix, in-town Atlantas only stadium seating theatre,Regal 16 Cinemas, and a host of national retailers bring a diverse shopper base to the Project. H&M, Old Navy, West Elm,Banana Republic, Rosa Mexicana, California Pizza Kitchen, DSW, LA Fitness, and White House / Black Market are just a fewof the national retailers represented at Town Center at Atlantic Station.

High Profle Visibility & AccessibilityAtlantic Station benets from unrivaled visibility associated with its prime location within Atlantas arts and entertainmentepicenter of Midtown. Located at the conuence of Interstates 75 & 85, over 500,000 vehicles travel by the Project daily.The Project is located immediately to the west of the Interstate, allowing outstanding visibility of the site from all passingtrafc. Visitors to Atlantic Station, and the Project in particular, can use any one of a number of modes of transportationto arrive at Midtowns retail and entertainment center. Personal automobiles, MARTA, the Atlantic Station Shuttle System,dedicated bicycle lanes, and on-site Zip Cars are but a few examples of the myriad transportation and connectivity options

available to the public.On-Site Demand Generators to Provide Organic GrowthIn addition to an existing daytime population of over 300,000 within a 3-mile radius, Atlantic Station, when fully built-out,will include a projected four to ve million square feet of commercial / ofce space, more than 5,000 residences, and over1,000 hotel rooms. A key to the future performance of Town Center at Atlantic Station is the clear path for organic andincremental expansion of the surrounding community that will ultimately provide additional foot trafc, tenant sales, andretailer demand to the Project. Daytime population within Atlantic Station is currently at approximately 60% of existingcapacity based upon ofce occupancy, and will be bolstered as the surrounding Atlantic Station land is developed toits capacity.

Immediate and Future Upside PotentialTown Center at Atlantic Station provides a host of opportunities for an operator experienced in operating, leasing, andpromoting in-ll, entertainment retail experiences. A new entrepreurial owner and operator with deep tenant relationshipswill have the ability to substantially increase revenues. Revenues and margins at the Project can be drastically improved

through a combination of leasing, promotional and events engagement, tenant optimization, and operating efciency.Between the existing vacancy and the number of tenants currently paying reduced or no rent, an investor will be rewardedby applying an aggressive asset management strategy to the Project.

No warranty or representation, expressed or implied, is made as to the accuracy of any of the information, projections, or conclusions contained herein, and the same issubmitted subject to errors, omissions, withdrawal of opportunity or other conditions, without notice.

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