EXCLUSIVE OFFERING $3,669, % CAP POLLO TROPICAL

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1 SUBJECT PROPERTY EXCLUSIVE OFFERING $3,669, % CAP EXP DALLAS JOE CAPUTO BOB MOORHEAD property. 3,419+ SF building built in 2012 on acre site. tenant. Lessee: Pollo Tropical year history and is now a wholly owned subsidiary of Fiesta Restaurant Group, Inc. (NASDAQ: FRGI). 100 corporate owned and operated domestic Pollo Tropical locations in Florida, Georgia, and Tennessee. 30 international franchised locations in Puerto Rico, the Bahamas, Ecuador, Honduras, Panama, Trinidad, Venezuela, and Costa Rica. Average unit volume is $2.5 million. lease structure. Brand new, 20-year, corporate, NNN lease with 1.0% rent increases beginning year 11. location. The subject property is located along 7th Avenue (30,957 Cars / Day) which parallels Interstate 95 (233,644 Cars / Day) located 1-block to the east. Other retailers that have taken advantage of this accessibility include CVS, Walgreens, Family Dollar, KFC, McDonald s, BP, and Wendy s.

2 Table of contents Disclaimer PAGE 1: PAGE 2: PAGE 3: PAGE 4: PAGE 5: PAGE 6-7: PAGE 8: PAGE 9: PAGE 10-11: PAGE 12: COVER TABLE OF CONTENTS DISCLAIMER INVESTMENT TENANT LEASE OVERVIEW SALES HIGHLIGHTS SITE PLAN PHOTOS AERIAL PHOTO LOCATION OVERVIEW LOCATION MAPS DEMOGRAPHICS REPRESENTATIVE PHOTO Disclaimer EXP Realty Advisors, Inc. ( Agent ) has been engaged as an agent for the sale of the property located at NW 7 th Avenue, North Miami, FL by the owner of the Property ( Seller ). The Property is being offered for sale in an as-is, where-is condition and Seller and Agent make no representations or warranties as to the accuracy of the information contained in this Offering Memorandum. The enclosed materials include highly confidential information and are being furnished solely for the purpose of review by prospective purchasers of the interest described herein. The enclosed materials are being provided solely to facilitate the prospective investor s own due diligence for which it shall be fully and solely responsible. The material contained herein is based on information and sources deemed to be reliable, but no representation or warranty, express or implied, is being made by Agent or Seller or any of their respective representatives, affiliates, officers, employees, shareholders, partners and directors, as to the accuracy or completeness of the information contained herein. Summaries contained herein of any legal or other documents are not intended to be comprehensive statements of the terms of such documents, but rather only outlines of some of the principal provisions contained therein. Neither the Agent nor the Seller shall have any liability whatsoever for the accuracy or completeness of the information contained herein or any other written or oral communication or information transmitted or made available or any action taken or decision made by the recipient with respect to the Property. Interested parties are to make their own investigations, projections and conclusions without reliance upon the material contained herein. Seller reserves the right, at its sole and absolute discretion, to withdraw the Property from being marketed for sale at any time and for any reason. Seller and Agent each expressly reserves the right, at their sole and absolute discretion, to reject any and all expressions of interest or offers regarding the Property and/or to terminate discussions with any entity at any time, with or without notice. This offering is made subject to omissions, correction of errors, change of price or other terms, prior sale or withdrawal from the market without notice. Agent is not authorized to make any representations or agreements on behalf of Seller. Seller shall have no legal commitment or obligation to any interested party reviewing the enclosed materials, performing additional investigation and/or making an offer to purchase the Property unless and until a binding written agreement for the purchase of the Property has been fully executed, delivered, and approved by Seller and any conditions to Seller s obligations hereunder have been satisfied or waived. By taking possession of and reviewing the information contained herein, the recipient agrees that (a) the enclosed materials and their contents are of a highly confidential nature and will be held and treated in the strictest confidence and shall be returned to Agent or Seller promptly upon request; and (b) the recipient shall not contact employees or tenants of the Property directly or indirectly regarding any aspect of the enclosed materials or the Property without the prior written approval of the Seller or Agent; and (c) no portion of the enclosed materials may be copied or otherwise reproduced without the prior written authorization of Seller and Agent. Florida Broker of Record: Turner Net Properties, Inc. License #

3 Investment overview PRICE: $3,669,000 CAP RATE: 6.00% NET OPERATING INCOME: $220,109 BUILDING AREA: 3,419+ Square Feet LAND AREA: Acres Lease overview Initial Lease Term: 20-Years Projected Rent Commencement: 2013 (Upon Close of Escrow) Projected Lease Expiration: 2033 (240 Months After Close of Escrow) Lease Type: Absolute NNN No Landlord Responsibility Initial Term Rent Increases: 1.0% Annually Starting Lease Year 11 Annual Rent (Current): $220,109 YEAR BUILT: 2012 OWNERSHIP: Fee Simple Interest OCCUPANCY: 100% Tenant overview LESSEE: Pollo Operations, Inc., a Florida corporation Annual Rent Year 11: $222,310 Annual Rent Year 12: $224,533 Annual Rent Year 13: $226,778 Annual Rent Year 14: $229,046 Annual Rent Year 15: $231,336 Options Term: Option Term Rent Increases: Annual Rent Year 16: $233,650 Annual Rent Year 17: $235,986 Annual Rent Year 18: $238,346 Annual Rent Year 19: $240,729 Annual Rent Year 20: $243,137 4, 5-Year Options to Renew Years 1-3: 1% Annually Years 4-5: None Pollo Tropical, a part of Fiesta Restaurant Group, Inc., owns and operates 100 locations in the United States (Florida, Georgia, and Tennessee). Within the United States, Pollo Tropical owns and operates all of its restaurants, with the exception of "institutional" locations such as airports and universities. Universities which have franchised locations include Florida International University, University of Florida, and Florida State University. The company has more than 30 international franchised locations in Puerto Rico, the Bahamas, Ecuador, Honduras, Panama, Trinidad, Venezuela, and Costa Rica and has agreements in place for additional franchised units in Guatemala, Aruba, Bonaire, and Curaçao. The first Pollo Tropical restaurant opened in 1988 in Miami, Florida. The unique restaurant concept is known for its fresh, never frozen, open flame grilled chicken, marinated in a proprietary blend of tropical fruit juices and spices, as well as authentic made from scratch side dishes. FIESTA RESTAURANT GROUP Fiesta Restaurant Group, Inc., through its subsidiaries, owns and operates quick-casual restaurants under the Pollo Tropical and SUBJECT Taco Cabana PROPERTY brand names in the United States. The company s Pollo Tropical restaurants offer tropical and Caribbean inspired menu items, featuring grilled chicken PRIOR marinated TO PANDA in proprietary EXPRESS EXPANSION blend of tropical fruit juices and spices. As of March 31, 2013, Fiesta Restaurant Group, Inc. owns and operates the Pollo Tropical and Taco Cabana restaurant brands with 255 company-owned and operated restaurants and 44 franchised restaurants in the U.S., Puerto Rico, the Bahamas, Costa Rica, Ecuador, Honduras, Panama, Trinidad & Tobago, and Venezuela. The company was incorporated in 2011, and is based in Dallas, TX. Fiesta Restaurant Group, Inc. operates independently of Carrols Restaurant Group, Inc. due to a spinoff completed as of May 7, As of July 1, 2012 Fiesta Restaurant Group had revenues of $493 million over the previous 12 months. At this time company net income was $3.92 million, a 7.87% year-on-year increase as well as $11.58 million in cash flow from operating activities over this time period. Fiesta Restaurant Group does not guarantee lease. 3

4 Pollo tropical SALES highlights 4

5 SITE PLAN 5

6 photos REPRESENTATIVE PHOTO 6

7 photos REPRESENTATIVE PHOTO 7

8 Aerial photo 8

9 Location overview IMMEDIATE TRADE AREA The subject property is located along 7 th Avenue (30,957 Cars / Day) which parallels Interstate 95 (233,644 Cars / Day) located 1-block to the east. The site is also 1-block north of the 7 th Avenue and Gratigny Road (47,192 Cars / Day) intersection. 7 th Avenue serves as an access road for Interstate 95 and Gratigny Road is one of the North Miami s main east-west surface streets. Other retailers that have taken advantage of this accessibility include CVS, Walgreens, Family Dollar, KFC, McDonald s, BP, and Wendy s. NORTH MIAMI, FL North Miami (Population: 58,786) is a suburban city located in northeast Miami- Dade County, Florida, United States, about 10 miles north of Miami. The city lies on Biscayne Bay and hosts the Biscayne Bay campus of Florida International University, and the North Miami campus of Johnson & Wales University. North Miami offers its residents and businesses a central location, sizeable market area, and a dynamic and prosperous business community. The City of North Miami is strategically located between Miami and Fort Lauderdale. North Miami was 1 of 10 cities recognized by the National Civic League as an "All-American City" in It is served by an excellent transportation network making it easily accessible from Interstate 95, US Highway 1, the Florida Turnpike, West Dixie Highway, and the US Highway 441. North Miami is less than a 30-minute drive from Florida's two major airports - Fort Lauderdale/Hollywood International and Miami International, the twelfth busiest airport in the United States for total passengers. It is also in close proximity to the Port of Miami and Port Everglades, both important gateways to major national and international markets. The education industry provides North Miami with desirable economic stability. With a student body of more than 7,000 the Biscayne Bay Campus in North Miami is FIU's second-largest campus. It was opened in 1977 by Harold Crosby and occupies about 200 acres, directly on the bay and adjacent to the Oleta River State Park, with which FIU has a research partnership. Access to these resources inspired the creation of a marine biology program on the Biscayne Bay Campus, which has become one of the university's most recognized programs. The Biscayne Bay Campus also houses the School of Hospitality & Tourism Management, the School of Journalism and Mass Communication, the Aquatic Center, and the Kovens Conference Center. The North Miami campus of Johnson and Wales University hosts 2,150 students and offers business, counseling psychology, culinary arts, education, engineering, equine management, hospitality, and technology programs. MIAMI-FORT LAUDERDALE-WEST PALM BEACH, FL MSA the Miami-Fort Lauderdale-West Palm Beach, FL Metropolitan Statistical Area (MSA) has a population of 5,564,635 and comprises Miami-Dade, Broward, and Palm Beach counties Florida's 3 most populous counties with principal cities including Miami (Population: 408,568), Fort Lauderdale (Population: 165,521), Pompano Beach (Population 99,845), West Palm Beach (Population 101,043), and Boca Raton (Population: 84,392). Miami is a major center and a leader in finance, commerce, culture, media, entertainment, the arts, and international trade. In 2010, Miami was classified as an Alpha-World City in the World Cities Study Group s inventory. In 2010, Miami ranked 7 th in the United States in terms of finance, commerce, culture, entertainment, fashion, education, and other sectors. It ranked 33 rd among global cities. In 2008, Forbes magazine ranked Miami "America's Cleanest City", for its year-round good air quality, vast green spaces, clean drinking water, clean streets and city-wide recycling programs. According to a 2009 UBS study of 73 world cities, Miami was ranked as the richest city in the United States, and the world's 5 th richest city in terms of purchasing power. Downtown Miami and South Florida are home to the largest concentration of international banks in the United States, and is home to many large companies both nationally and internationally. The Civic Center is a major center for hospitals, research institutes, medical centers, and biotechnology industries. Tourism is also an important industry in Miami. Along with finance and business, the beaches, conventions, festivals and events draw over 38 million visitors annually into the city, from across the country and around the world, spending $17.1 billion. The Art Deco District in South Beach, is reputed as one of the most glamorous in the world for its nightclubs, beaches, historical buildings, and shopping. The local ports play a prominent role in the local economy due to the size of the shipping and cruise industries in Miami. The MSA has 4 seaports, the largest and most important being the Port of Miami. Others in the area include Port Everglades, Port of Palm Beach and the Miami River Port. For more than two decades, the Port of Miami, known as the "Cruise Capital of the World," has been the number one cruise passenger port in the world, accommodating some of the world's largest cruise ships and operations, and is currently the busiest in both passenger traffic and cruise lines. 9

10 Location map 10

11 Location map 11

12 Demographics Demographic snapshot Radius 1 Mile 3 Mile 5 Mile Population: 2016 Projection 25, , , Estimate 25, , , Census 26, , ,582 Growth % 2.60% 3.40% Growth % -0.20% 0.30% Households: 2016 Projection 6,653 62, , Estimate 6,617 61, , Census 6,692 61, ,946 Growth % 2.40% 3.40% Growth % -0.40% 0.30% Owner Occupied 4,657 31,379 76,229 Renter Occupied 1,960 30,049 74, Avg Household Income $42,912 $43,299 $44, Med Household Income $32,787 $29,422 $30, Per Capita Income $11,406 $14,388 $15, Households by Household Inc: Income Less than $15,000 1,296 15,437 37,003 Income $15,000 - $24,999 1,137 10,747 25,069 Income $25,000 - $34,999 1,058 8,720 20,562 Income $35,000 - $49,999 1,189 9,117 23,165 Income $50,000 - $74, ,366 21,389 Income $75,000 - $99, ,218 11,035 Income $100,000 - $149, ,185 7,876 Income $150,000 - $199, ,149 Income $200, ,096 Downtown Miami, FL Florida International University - Biscayne Bay Campus 12

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