Supply-demand imbalance continues; investment-rated property in high demand

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1 Q4 INVESTMENT SALES MINNEAPOLIS-ST. PAUL INVESTMENT SALES MARKET REPORT Supply-demand imbalance continues; investment-rated property in high demand Two office buildings in Hopkins totaling over 500,000 square feet sold for $123 million. The properties are at the Excelsior Crossings campus and are fully leased to Cargill. Colony Financial Inc. was the buyer and the seller was Real Estate Capital Partners. There is a third Cargill building on the campus owned by Hines Global REIT. OFFICE > Investor interest is growing for stabilized Class A properties. Buyers previously interested in core markets are turning to Minneapolis-St. Paul because of cap rate compression in cities such as Chicago, New York and Los Angeles. > The highest demand is for Class A properties in the Minneapolis CBD and select suburban markets. > Value-add buyers continue to circle the market, but demand exceeds supply. We expect more product to come to market in early 2014, and believe buyers will start to chase off market deals. > Capital markets continue to provide buyers with attractive borrowing terms, which has helped buyers be more aggressive when competing in the market. As long as interest rates don t go up in the near future, capital markets should continue to fuel the increased demand. > Notable sales: - Riverview Office Tower - Excelsior Crossings (Cargill) - Minnesota Center Waterford - Oracle Centre and International Centre - Canadian Pacific Plaza - US Bank Center (St. Paul) 10-YEAR TREASURY CAP RATE HISTORY Minneapolis-St. Paul Combined Office, Retail, and Industrial 10.0% erest Rate (%) Inte % 9.0% 8.0% % % Q4 '03 Q4 '04 Q4 '05 Q4 '06 Q4 '07 Q4 '08 Q4 '09 Q4 '10 Q4 '11 Q4 '12 Q4 '13 Source: Real Capital Analytics

2 MARKET REPORT Q4 INVESTMENT SALES MINNEAPOLIS-ST. PAUL OFFICE Minneapolis-St. Paul Investment Sales Total Sales Volume $900 $180 $800 $160 $700 $140 $600 $120 $500 $400 $80 $300 $60 $200 $40 $20 Q4 '03 Q4 '04 Q4 '05 Q4 '06 Q4 '07 Q4 '08 Q4 '09 Q4 '10 Q4 '11 Q4 '12 Q4 '13 Price PSF Total Quarterly Volume (mil) Avg. Price Per SF Source: Real Capital Analytics *Based on properties and portfolios ~$5 mil or greater. SIGNIFICANT INVESTMENT SALE ACTIVITY OFFICE SALES BUILDING ADDRESS CITY SIZE (SF) BUYER SELLER. PRICE PRICE PSF SALE DATE OCCUPANCY Excelsior Crossings Building A & B (Cargill) 9350 & 9380 Excelsior Blvd Hopkins 501,600 Colony Financial Inc. Real Estate Capital Partners $123,000,000 $245 Canadian Pacific Plaza 120 S 6th St Minneapolis 393,000 Ladder Capital Finance Hempel $51,500,000 $131 79% 505 Waterford 505 Highway 169 N Plymouth 260,016 CA Ventures Franklin Street Corp. $33,000,000 $127 83% Minnesota Center 7760 France Ave Bloomington 276,425 Transwestern LNR Partners $31,000,000 $112 70% Riverview Office Tower th Ave S Bloomington 235,271 PWA Real Estate Intercontinental Real Estate JV Golub & Co $29,000,000 $123 Sept. 90% U.S. Bank Center 101 Fifth St E St. Paul 361,000 Madison Equities Inc. C-III Asset Management $21,500,000 $60 71% Country Life Insurance 2 Pine Tree Dr Arden Hills 207,548 Rollie H Anderson Country Life Insurance $5,700,000 $27 35% Brookdale Center III 6160 Summit Dr Minneapolis 104,179 AtWater Group City-County FCU/Wings Financial Credit Union $4,480,000 $43 50% Minnetonka Plaza Wayzata Blvd S Minnetonka 36,393 Lagos LLC Chase Real Estate $3,350,000 $92 NA Quadrant Building 7100 Northland Circle Brooklyn Park 55,000 JV Garrison Investment & Grammercy Property KBS REIT $1,320,000 $24 NA

3 MARKET REPORT Q4 INVESTMENT SALES MINNEAPOLIS-ST. PAUL Total Sales Volume RETAIL Minneapolis-St. Paul Investment Sales $1,000 $900 $800 $700 $600 $500 $400 $300 $200 Q4 '03 Q4 '04 Q4 '05 Q4 '06 Q4 '07 Q4 '08 Q4 '09 Q4 '10 Q4 '11 Q4 '12 Q4 '13 Total Quarterly Volume (mil) Source: Real Capital Analytics *Based on properties and portfolios ~$5 mil or greater. Avg. Price Per SF $300 $250 $200 $150 $50 Price PSF RETAIL > Demand continues to exceed supply, especially for well anchored and positioned properties. > REIT s continue to focus on grocery-anchored shopping centers. > Cap rates continue to compress due to lack of supply, especially for product with national credit tenants and long term leases in place. > Buyers will pay a premium for well-located retail. During the Second Quarter, Phoenix Place, tenanted by The Vitamin Shoppe and TD Ameritrade, was purchased for $829 per square foot. The buyer of the property typically only buys single tenant but changed their parameters in order to acquire this premium asset. > The lack of supply is also causing owners, who would otherwise find the prospect of selling attractive, to hold onto their assets because there are few opportunities to reinvest sale proceeds in other property. > There were a significant number of off-market transactions during the fourth quarter. These sales involved buyers finding prime properties and willing sellers and then being prepared to pay a premium for grocery-anchored assets. This is unique as the perception is generally that marketing a property for sale is the best way to get premium pricing. > Notable sales: - Oakdale Village - Lunds Minneapolis - Phoenix Plaza - Eden Prairie Center - Gaviidae Common I Cypress Equities purchased Eden Prairie Center from General Growth for million.

4 MARKET REPORT Q INVESTMENT SALES MINNEAPOLIS-ST. PAUL SIGNIFICANT INVESTMENT SALE ACTIVITY RETAIL SALES BUILDING ADDRESS CITY SIZE (SF) BUYER SELLER. PRICE PRICE PSF CAP RATE SALE DATE OCCUPANCY Eden Prairie Center 8251 Flying Cloud Dr Eden Prairie 683,132 Cypress Equities General Growth,000,000 $ % 99% Gaviidae Common I 651 Nicollet Mall Minneapolis 254,000 Nightingale Brookfield Office $26,500,000 $ % 96% Gander Mountain Technology Dr Eden Prairie 64,388 Mountain Prairie LLC Inland Real Estate Corp. $18,567,888 $ % quoted Hastings Marketplace 1729 Market Blvd Hastings 99,876 Phillips Edison-ARC Madison Equities $15,900,000 $ % Northstar Marketplace Sunwood Dr NW Anoka 96,356 Paramount Real Estate Corp Solomon Real Estate Group $14,000,000 $ % proforma 97% LA Fitness 3555 S State Hwy 100 St. Louis Park 50,000 National Retail Brian E Pellowski $13,800,000 $276 N/A Walgreens 2635 Rice St St. Paul 14, Rice LLC Gallant Homes Inc. $11,538,500 $ % quoted Park Square 8000 Brooklyn Blvd Broklyn Park 136,664 Dragon Star Enterprises Inland Real Estate Corp. $9,500,000 $ % 91% Cahill Plaza Cahill Ave Inver Grove Heights 68,999 Phillips Edison-ARC Paster Enterprises $8,400,000 $ % 96% Walgreens 2700 Lincoln St Roseville 14,800 Barbara Epis Semper Development $7,700,000 $ % Walgreens 1665 White Bear Ave St. Paul 14,490 Joh Sherman 1665 White Bear LLC $6,100,000 $ % Rogers Drive Rogers Drive Rogers 46,205 Cole Real Estate Investments Stan Johnson Co. $6,000,000 $ % Walgreens th Ave N Brooklyn Park 14,560 M.H. Sherman Co. Carl & Barbara Brueckner $5,900,000 $ % quoted

5 MARKET REPORT Q4 INVESTMENT SALES MINNEAPOLIS-ST. PAUL INDUSTRIAL Minneapolis-St. Paul Investment Sales Total Sales Volume $350 $300 $250 $200 $150 $50 Q4 '03 Q4 '04 Q4 '05 Q4 '06 Q4 '07 Q4 '08 Q4 '09 Q4 '10 Q4 '11 Q4 '12 Q4 '14 Quarterly Volume (mil) Source: Real Capital Analytics *Based on properties and portfolios ~$5 mil or greater. Avg. Price Per SF $80 $70 $60 $50 $40 $30 $20 $10 Price PSF INDUSTRIAL > A very deep pool of institutional investors continues to pursue core industrial product. Demand outpaces supply and we expect this to continue until cap rates compress to around 6%. > Investors are pursuing properties with low finish and 24 foot and higher ceiling heights. > Among flex properties (25% and more office finish with 18 foot and under ceiling heights), pricing is well below replacement cost, though there has not been strong demand among investors recently. > Going forward, we expect flex properties to become more attractive to investors seeking higher yields. This is due to supply constraints for sought-after bulk warehouse buildings and the availability and attractive pricing among flex properties. > Capital markets continue to be pushed towards industrial across the country. In Minneapolis-St. Paul, we expect the recent portfolio sales to further spur demand in our market. > Notable sales: - IRET Portfolio (13 bldgs) Berkshire Lane - Oaks Tech Center IV - Liberty Flex Portfolio - Cabot Portfolio - Arden Hills Gateway Center Space Center Real Estate bought Arden Hills Gateway Center and Arden Hills Commerce Center from Cornerstone Real Estate Advisers for $25.2 million.

6 MARKET REPORT Q4 INVESTMENT SALES MINNEAPOLIS-ST. PAUL SIGNIFICANT INVESTMENT SALE ACTIVITY INDUSTRIAL SALES BUILDING ADDRESS CITY SIZE (SF) BUYER SELLER. PRICE PRICE PSF CAP RATE SALE DATE OCCUPANCY Lone Oak Commerce Center 917 Lone Oak Rd Eagan 134,000 Cabot $10,974,021 $82 51% Trenton Commerce Center 5905 Trenton Ln N Plymouth 100,384 Cabot $7,788,098 $78 Bass Creek Business Center 6055 Nathan Ln N Plymouth 99,658 Cabot $7,700,000 $77 Hopkins Industrial 1515 Building 1515 S 6th St Hopkins 61,859 Cabot $4,800,000 $78 87% Hopkins Industrial 1600 Building th St S Hopkins 43,135 Cabot $3,300,000 $77 Arden Hills Gateway Center 4300 Round Lake Blvd Arden Hills 154,264 Space Center Real Estate Cornerstone Real Estate Advisors $15,000,000 $97 6.0% Arden Hills Commerce Center 1987 Gateway Blvd Arden Hills 104,532 Space Center Real Estate Cornerstone Real Estate Advisors $10,200,000 $98 6.0% 95% Continental Center 2300 Berkshire Ln N Plymouth 245,091 Opportunity Advisors/Argosy RE Bankders Life and Casualty $14,421,169 $59 Encore Park K-Tel Dr Minnetonka 126,994 JGM Hoyt $5,750,000 $45 Pakwa I-III Edina Industrial Blvd Edina 78,333 JGM Hoyt $4,300,000 $55 Energy Park Corporate Center 1260 Energy Ln St. Paul 100,364 ValStone Partners Navigator Real Estate Group $9,503,452 $ Excelsior Blvd 8098 Excelsior Blvd Hopkins 330,000 Ugorets Continental Property Group $9,135,000 $28 Aldrin Building 985 Aldrin Dr Eagan 172,849 Meritex Enterprises Uline $8,859,000 $51 0% 4948 Winnetka Ave N 4948 Winnetka Ave N New Hope 121,225 WDC LLC Robert R Andrews Jr. $4,200,000 $35 0% Portec Building 3200 Como Ave SE Minneapolis 119,649 Interstate Partners C-III Asset Management $3,990,000 $33 Keg House Arts 34 13th Ave NE Minneapolis 44,887 Domus Development Mater Development Services $3,180,000 $71 8.0% 93% American National Can Building th Ave SE Minneapolis 198,559 Swervo Development Corporation Patrick J Smith $3,000,000 $ th Ave N th Ave N Plymouth 109,175 Alvin E Mcquinn Revocable Opportunity Advisors $2,000,000 $18

7 COLLIERS INTERNATIONAL MINNEAPOLIS-ST. PAUL

8 482 offices in 62 countries $2 billion USD in annual revenue 13,500 professionals and staff 1.2 billion* square feet under management $71 billion USD in total transaction value * Together, Colliers International and FirstService manage 2.51 billion square feet of property - second largest in the world. Minneapolis-St. Paul 4350 Baker Road, Suite 400 Minnetonka, MN DIRECT Accelerating success.

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