OFFERING MEMORANDUM

Absolute NNN – Walgreens NEC of Broad Street & Garfield Place | RED BANK | NEW JERSEY

Jordan A. Shtulman Jonathan M. WolfeManaging Principal Managing Principal847.226.4133 312.310.2798jordan@stream-cp.com jonathan@stream-cp.com

Broker of Record

Mike Antonoplos

Lic.: NJ-0338546

OFFERING MEMORANDUM – WALGREENS, RED BANK, NJ 2

OFFERING MEMORANDUM

Absolute NNN – Walgreens NEC of Broad Street & Garfield Place | RED BANK | NEW JERSEY

Transaction Summary 4

Tenant Overview 5

Aerial & Street Maps 6-8

Plat Survey 9

Demographics 10-11

OFFERING MEMORANDUM – WALGREENS, RED BANK, NJ 3

NEC of Broad Street & Garfield Place, Red Bank, NJ

This Offering Memorandum (“Memorandum”) is intended solely for the use of prospective investors in determining whether or not to pursue the possible acquisition of the Retail Property (“the Property”) at NEC of Broad Street & Garfield Place, Red Bank, NJ. This Memorandum is of a proprietary and confidential nature. Prospective investors and/or their advisors are expressly forbidden from sharing this information with any individuals or organizations that are not directly connected with the analysis of this investment opportunity. STREAM Capital Partners, LLC (“SCP”) has been retained as the exclusive advisor for this investment opportunity. Any and all inquiries are to be directed to SCP.

By accepting this Memorandum, the recipient agrees that it will cause its directors, officers, employees and representatives to use the Memorandum and all of the information contained therein only to evaluate this specific investment opportunity and for no other purpose and shall return this Memorandum together with any copies to SCP upon request. This Memorandum contains confidential material which is non-public information. Receipt of this Memorandum constitutes your acknowledgment that you will maintain the information contained herein in strict confidence.

All information contained herein has been provided by the Organization, its affiliates or other sources that SCP deems reliable; however, SCP has not independently verified any of the information, including the financial estimates and projections and selected real estate information, contained herein. This Memorandum includes information about the Organization, including selected financial information, estimates and projections that reflect various assumptions concerning anticipated results, which may or may not prove to be correct and selected real estate information which may or may not prove to be correct. Such projections and estimates may or may not be indicative of future performance, which may be significantly more or less favorable than that as reflected herein.

In furnishing this Memorandum, none of the Organization, its affiliates or SCP undertakes any obligation to provide additional information or to correct or update any of the information set forth in the Memorandum. None of the Organization, its affiliates or SCP makes any representation or warranty, expressed or implied, as to the accuracy or completeness of the information contained herein in this Memorandum, or made available in connection with any further investigation of the Organization, and nothing contained herein is, or shall be relied upon as, a promise or representation, whether as to the past or the future. The recipient should rely solely on the representations and warranties made to it by the Organization or its affiliates in any executed definitive agreement.

Under no circumstances should the Organization, its affiliates or any of their management, directors, shareholders, employees, customers or vendors be contacted directly.

OFFERING MEMORANDUM – WALGREENS, RED BANK, NJ 4

Purchase Price: $11,649,484

NOI: $565,000

Cap Rate: 4.85%

Location: NEC of Broad Street and Garfield Place, Red Bank, NJ

Lease Type: Absolute NNN

Rent Commencement Date: June 1, 2015

Lease expiration: February 28, 2090

Lease Term Remaining: 20 years

Annual Rent: $565,000

Options: Eleven (11), five (5) year options

Net Rentable Sq. Feet: 13,120 SF

Year Built: 2015

Transaction Summary

OFFERING MEMORANDUM – WALGREENS, RED BANK, NJ 5

Tenant Overview

Walgreen Co. (NYSE: WAG) is the leading retail drugstore chain in the country, with approximately 8,330 drugstore locations nationwide and 2013 revenue in excess of $71.3 billion with a market capitalization in excess of $48 billion. Walgreens is rated investment grade by Moody’s and Standard & Poor’s and is ranked 37th on the Fortune 500 List of Largest U.S. Based Companies. Walgreen’s store base offers unmatched convenience – according to company statistics, more than 50% of the U.S. population lives within two miles of a Walgreens store and over 70% live within five miles.

Walgreens Fiscal 2014 Fourth Quarter Highlights

December sales increased 10.2 percent to $7.92 billion from $7.18 billion for the same month in fiscal 2014.

Adjusted fourth quarter net earnings were $773 million, a 12.4 percent increase from $688 million in the same quarter a year ago.

Company records cash flow from operations in fourth quarter of $696 million

Calendar 2014 sales were $78.41 billion, an increase of 6.4 percent from $73.71 billion in 2013.

OFFERING MEMORANDUM – WALGREENS, RED BANK, NJ 6

Aerial Map Subject Property – NEC of Broad Street and Garfield Place, Red Bank, NJ

Subject Property New York – 62 miles

Newark – 38 milesPhiladelphia – 84 miles

OFFERING MEMORANDUM – WALGREENS, RED BANK, NJ 7

Aerial Map Subject Property – NEC of Broad Street and Garfield Place, Red Bank, NJ

Subject Property

OFFERING MEMORANDUM – WALGREENS, RED BANK, NJ 8

Street Map Subject Property – NEC of Broad Street and Garfield Place, Red Bank, NJ

Subject Property

New York – 62 milesNewark – 38 miles

Philadelphia – 84 miles

OFFERING MEMORANDUM – WALGREENS, RED BANK, NJ 9

Plat Survey

OFFERING MEMORANDUM – WALGREENS, RED BANK, NJ 10

Demographics

Red Bank is a borough in Monmouth County, New Jersey, incorporated in 1908. Situated on the banks of Monmouth County's beautiful Navesink River, Red Bank has an area of 1.75 square miles and is approximately five miles inland from the Atlantic Ocean.

Red Bank is a noted social and commercial destination, filled with boutiques, designer clothing and home stores, parks, and restaurants. The town is considered a center of artistic activity, and is home to the Monmouth County Arts Council, as well as several art and photography galleries.

Red Bank offers many high-end shops, offering luxury boutiques and department stores, including Garmany of Red Bank which has been expanded from a men's store into a luxury department store with 40,000 square feet of high-end retail space.

Red Bank is home to some 64 restaurants. Add to that mix the Count Basie Theatre, a performing arts center that attracts national and regional acts—everything from rock bands to dance companies; the area's only art movie house, a bevy of antique shops; more than a dozen jewelry stores; several galleries and four coffeehouses.

OFFERING MEMORANDUM – WALGREENS, RED BANK, NJ 11

Demographics

1 mile 3 miles 5 miles

POPULATION

2014 Est. Population 14,136 59,005 137,693

2019 Projected Population 14,643 61,134 142,642

2010 Census Population 14,023 58,528 136,586

2000 Census Population 13,570 58,894 137,365

Projected Annual Growth 2014 to 2019 0.7% 0.7% 0.7%

Historical Annual Growth 2000 to 2014 0.3% 0% 0%

RACE

White 70.4% 83.5% 82.5%

Black or African American 10.2% 6.5% 6.8%

American Indian or Alaska Native 0.7% 0.3% 0.3%

Asian 2.0% 2.8% 3.1%

Other Races 16.7% 6.9% 7.3%

INCOME

Average Household Income $100,252 $124,645 $123,867

Number of families with income > $200k 12.2% 17.1% 16.7%

Number of families with income $150-200k 9.3% 10.9% 11.0%

Number of families with income $100-150k 16.0% 18.5% 17.0%

Number of families with income $75-100k 15.3% 12.5% 11.9%

Number of families with income $50-75k 16.0% 14.7% 15.4%

Number of families with income $35-50k 9.8% 8.4% 8.6%

Number of families with income $25-35k 6.4% 6.2% 6.5%

Number of families with income <$15K 7.9% 5.1% 5.5%