775 Gateway Drive Southeast Leesburg, Virginia 20175

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1 775 Gateway Drive Southeast Leesburg, Virginia Unit Apartment Community Capital Markets Mid-Atlantic Multifamily

2 2 Investment Summary The Opportunity JLL, as exclusive agent, is pleased to present Bellemeade Farms, a 316-unit value-add garden-style rental community in Loudoun County-the most affluent county in America. Built in 1988, the Property has not been renovated since 2008, which will allow new ownership the opportunity to drive rents through a targeted unit interior renovation program. These upgrades could include the addition of stainless steel appliances, granite countertops, wood vinyl floors, and new fixtures in all units. Located near the intersections of the Dulles Greenway, Route 7, and Route 15, Bellemeade Farms has immediate access to three of the largest transportation thoroughfares in Northern Virginia allowing residents to access all of the employment centers and destination retail centers in the region including Inova Loudoun Hospital, Howard Hughes Medical Institute Janelia Farm Research Campus, Dulles Airport, Reston-Herndon, Leesburg Corner Premium Outlets, and the Village at Leesburg. Bellemeade Farms presents investors the rare opportunity to purchase a well-maintained asset in a high barrier-to-entry market with unprecedented value-add potential. Property Summary Property Address 775 Gateway Drive Southeast, Leesburg, Virginia Land Area Acres Number Of Buildings 12 Number Of Stories 2-3 Year Built 1988 Total Residential Units 316 Total Rentable SF 227,432 SF Average SF Per Unit 720 SF Current Occupancy 96% Tax Parcel Community Amenities Unit Features Clubhouse with Resident Lounge Black Appliances Racquetball Court Breakfast Bar 24-Hour Fitness Center Dishwasher Sunroom Wood Vinyl Floors* Business Center/WiFi Lounge Full-Size Washer and Dryer Swimming Pool and Sundeck BBQ and Picnic Areas Tennis Court Two Blocks from W & OD Trail Vaulted Ceilings* Abundant Closet Space Private Balcony/Patio Fireplace* *In select units

3 Investment Summary 3

4 4 Investment Summary Investment Drivers UPSIDE POTENTIAL A high-quality community with well-maintained amenities, Bellemeade Farms allows investors to deploy capital on revenue-generating upgrades. New ownership can implement a targeted unit interior renovation program by upgrading kitchens with stainless steel appliances, granite countertops, wood vinyl flooring throughout common areas, and new fixtures at a cost of $5,500 per unit and achieve a $150 monthly rental premium. RICHEST COUNTY IN AMERICA Bellemeade Farms is located in Loudoun County, ranked the most affluent county in America by Forbes. In addition, the county has doubled in size since 2001 with more than 380,000 residents with a median household income of $124,000. TREMENDOUS LOCATION Boasting an ideal suburban location, Loudoun County has access to several employment centers and destination retail centers via an established transportation infrastructure, which continues to draw residents outside the Capital Beltway. Within 10 miles of the Property are Inova Loudoun Hospital, Orbital ATK, AOL, and hundreds of employers located along the Dulles Corridor. There are more than 121,000 employees at over 9,000 businesses within a 10-mile radius of Bellemeade Farms. Bellemeade Farms is approximately two miles from Leesburg Corner Premium Outlets and Village at Leesburg-two of the largest destination retail centers in the submarket. The mixed-use centers offers dozens of premier shops, restaurants, and lifestyle amenities drawing thousands of visitors each day.

5 Investment Summary 5 Investment Drivers EXPENSIVE FOR-SALE PRODUCT New housing product in the immediate submarket is extremely costly to purchase, which has resulted in residents renting quality apartment homes longer. Within a three-mile radius of Bellemeade Farms, the average home value is nearly $500,000 while new for-sale homes are selling at an average price over $900,000. With homes in the immediate submarket selling at such high prices, there is a significant spread in mortgage costs and rental rates for residents wanting to live in this submarket for the excellent schools and access to top-notch employment and retail. PROXIMITY TO DULLES AIRPORT Dulles International Airport is 20 minutes southwest of Bellemeade Farms and employs over 20,000 people. These employees include retail workers, federal employees, airline employees, and technicians. The large travel hub serves 83 domestic and 53 international markets allowing convenient travel options for residents. LIMITED COMPETITION Bellemeade Farms tremendously benefits from limited supply in the submarket. There is only one property scheduled to deliver in the next 36 months within a five-mile radius of the Property.

6 6 Investment Summary Unit Mix and Rent Matrix (as of October 6, 2016) Floorplan Unit Type # of Units % Unit Mix Size (SF) Market Rent Market Rent /SF The Larson 1 Bd / 1 Ba % 486 $1,200 $2.47 The Benson 1 Bd / 1 Ba % 590 $1,251 $2.12 The Addison 1 Bd / 1 Ba % 677 $1,341 $1.98 The Princeton 1 Bd / 1 Ba % 748 $1,380 $1.84 The Houston 2 Bd / 2 Ba % 904 $1,510 $1.67 The Kingston 2 Bd / 2 Ba % 1,010 $1,656 $1.64 Total/Average % 720 $1,375 $1.91

7 Investment Summary 7

8 775 Gateway Drive Southeast Leesburg, Virginia Unit Apartment Community Christine Espenshade Managing Director Robert Garrish Executive Vice President For Financing: Shawn McDonald Executive Vice President Kylie Belcher Associate Noëlle McCutcheon Financial Analyst Anthony Hebenstreit Vice President Although information has been obtained from sources deemed reliable, Owner, Jones Lang LaSalle, and/or their representatives, brokers or agents make no guarantees as to the accuracy of the information contained herein, and offer Bellemeade Farms without express or implied warranties of any kind. Bellemeade Farms may be withdrawn without notice. If the recipient of this information has signed a confidentiality agreement regarding this matter, this information is subject to the terms of that agreement Jones Lang LaSalle. All rights reserved.

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