MCDONALD'S GROUND LEASE

*BUILDING RENDERING MCDONALD'S GROUND LEASE LAS VEGAS NEVADA

EXCLUSIVELY LISTED BY: 1333 N Buffalo Dr., Ste 120 Las Vegas, NV 89128 The material contained in this Offering Memorandum is confidential and for the purpose of considering the purchase of the Real Estate described herein. It is subject to the terms and provisions of the Confidentiality Agreement signed by the recipient of this material, and is not to be used for any purpose or made available to any other person without the express written consent of Virtus Commercial ( Broker ). This Offering Memorandum was prepared by Broker solely for the use of prospective purchasers of the McDonald's Ground Lease (the Real Estate ). Neither Broker, Owner nor any of their respective officers, employees or agents, make any representation or warranty, express or implied, as to the completeness or the accuracy of the material contained in the Offering Memorandum or any of its contents, and no legal commitments or obligations shall arise by reason of this package or any of its contents. The Offering Memorandum is a solicitation of interest only and is not an offer to sell the Real Estate. The Owner and Broker expressly reserve the right, at their sole discretion, to reject any or all expressions of interest or offers to purchase the Real Estate, and expressly reserve the right, at their sole discretion, to terminate discussions with any entity at any time with or without notice. This Offering Memorandum is confidential. By accepting the Offering Memorandum, you agree (i) that you hold and treat the Offering Memorandum and its contents in the strictest confidence, (ii) that you will not photocopy or duplicate any part of the Offering Memorandum, (iii) that you will not disclose the Offering Memorandum or any of its contents to any other entity without the prior written authorization of Broker, and (iv) that you will not use the Offering Memorandum in any fashion or manner detrimental to the interest of the Owner or Broker. Prospective purchasers of the Real Estate are advised (i) that changes may have occurred in the condition of the Real Estate since the time of this Offering Memorandum or the financial statements therein were prepared and that (ii) all financial projections are provided for general reference purposes only in that they are based on assumptions relating to the general economy, competition, and other factors beyond the control of Broker and, therefore, are subject to material variation. Prospective purchasers of the Real Estate are advised and encouraged to conduct their own comprehensive review and analysis of the Real Estate. *BUILDING RENDERING

MCDONALD'S GROUND LEASE LAS VEGAS NV Table of Contents 4 THE OFFERING Investment Summary Investment Highlights Site Plan Regional Map Retail Map 14 TENANT OVERVIEW Tenant Overview 16 MARKET OVERVIEW Las Vegas Overview Population Demographics 12 FINANCIAL ANALYSIS Rent Roll Base Rent Schedule No warranty or representation, expressed or implied, is made as to the accuracy of the information contained herein, and same is submitted subject to errors omissions, change of price, rental or other conditions, withdrawal without notice, and to any specific listing conditions, imposed by our principals. The depiction in the included photograph of any person, entity, sign, logo or property, other than Virtus Commercial's client and the property offered by Virtus Commercial, is incidental only, and is not intended to connote any affiliation, connection, association, sponsorship or approval by or between that which is incidentally depicted and Virtus Commercial or its client. 3

The Offering *BUILDING RENDERING 4

MCDONALD'S GROUND LEASE LAS VEGAS NV INVESTMENT SUMMARY Cushman & Wakefield has exclusively listed for sale the 100% fee-simple interest in a McDonald's ground lease property in Las Vegas, Nevada. The site consists of 1.29 acres strategically located within a CVS anchored center adjacent to the Jones Boulevard off ramp of the highly traveled Highway 95, a major east-west corridor in Las Vegas. McDonald's will be operating under a brand new 20-year ground lease with 8, five-year options to renew. The lease features 10% rent increases every five years throughout the base lease term and the option periods. The lease is an absolute NNN structure with zero landlord responsibilities for operating or capital expenses providing an excellent opportunity for an investor or 1031 exchange investor to own a secure, pride ownership asset with an outstanding location. McDonald s (NYSE: MCD) is a Fortune 500 Company with annual revenues exceeding $28 billion (2013). The company boasts an A credit rating from Standard & Poor's and is the leading global food-service retailer with more than 35,000 restaurants. MCDONALD'S GROUND LEASE PRICE $2,400,000 NOI $90,000 CAP RATE 3.75% TENANT TRADE NAME McDonald's GUARANTY TYPE Corporate ADDRESS N. Jones Blvd. & Hwy 95, Las Vegas, NV TOTAL PARCEL SIZE 1.29 Acres APN 138-25-404-007, 138-25-404-008, 138-25-416-003 RENT INCREASES See Schedule on Page 12 LEASE TYPE Absolute NNN Ground Lease LEASE TERM 20 Years RENT COMMENCEMENT Est. 12/06/2014 LEASE EXPIRATION Est. 12/05/2034 OPTIONS TO RENEW 8, five-year options HWY 95 OFF RAMP 5

INVESTMENT HIGHLIGHTS Long Term, Stable Cash Flow Brand new 20-year lease with renewal options. Absolute NNN Lease Absolute NNN lease structure, with zero landlord responsibilities for operating or capital expenses. Investment Grade Tenant McDonald s (NYSE: MCD) is a Fortune 500 Company with a market capitalization of $100 billion and revenues exceeding $28 billion (2013). MCD boasts an A credit rating from Standard & Poor's and is the leading global food-service retailer with more than 35,000 restaurants serving nearly 70 million people in more than 115 countries each day. SUBJECT 6

IMPERIAL MCDONALD'S VALLEY GSA GROUND PORTFOLIO LEASE LAS VEGAS NV Rent Increases Lease features 10% rent increases every five years throughout the base lease term and the option periods. Strong Retail Location Located within a CVS anchored center, immediately accessible from the highly-travelled Highway 95. Excellent 1031 Exchange Replacement Property Brand new construction with no existing financing in place. Pay cash or obtain new financing at historically low rates. 7

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NORTH LAS VEGAS AIRPORT NELLIS AIR FORCE BASE DOWNTOWN LAS VEGAS/ FREMONT STREET LAS VEGAS STRIP COLLEGE OF SOUTHERN NEVADA UNIVERSITY OF NEVADA - LAS VEGAS MCCARRAN INTERNATIONAL AIRPORT

MEADOWS MALL COLLEGE OF SOUTHERN NEVADA UNIVERSITY MEDICAL CENTER FASHION SHOW MALL LAS VEGAS STRIP

MCDONALD'S GROUND LEASE LAS VEGAS NV RETAIL MAP & NEARBY DESTINATIONS DRIVING DISTANCE TO NEARBY DESTINATIONS SUNRISE HOSPITAL DESTINATION Meadows Mall 2.4 Miles 5 Minutes College of Southern Nevada 2.6 Miles 7 Minutes North Las Vegas Airport 3.7 Miles 7 Minutes Mountain View Hospital 4.3 Miles 10 Minutes University Medical Center 5.1 Miles 9 Minutes Premium Outlets - North 5.7 Miles 10 Minutes TPC Las Vegas 5.9 Miles 6 Minutes Downtown/Fremont Street 5.9 Miles 9 Minutes Fashion Show Mall 7.1 Miles 13 Minutes Las Vegas Strip 7.3 Miles 13 Minutes University of Nevada - Las Vegas 9.6 Miles 18 Minutes McCarran International Airport 10.3 Miles 17 Minutes Premium Outlets - South 12.3 Miles 18 Minutes Henderson, NV 21.5 Miles 20 Minutes Hoover Dam 39.3 Miles 38 Minutes Grand Canyon National Park 256 Miles 4 Hours 11

Financial Analysis RENT ROLL TENANT PARCEL SIZE RENT COMMENCE LEASE EXPIRE ANNUAL BASE RENT MONTHLY BASE RENT RENT INCREASES LEASE TYPE McDonald's USA, LLC 1.29 Acres Est. 12/06/2014 Est. 12/05/2034 $90,000 $7,500 Yes Absolute NNN Ground Lease TOTAL: 1.29 Acres $90,000 $7,500 COMMENTS 1. Tenant has 8 consecutive options to renew the lease for a period of 5 years each. All options are automatically renewed unless tenant terminates the lease at the end of the primary term or any previously extended option period. BASE RENT SCHEDULE ANNUAL BASE RENT MONTHLY BASE RENT YEARS 1-5 $90,000.00 $7,500.00 YEARS 6-10 $99,000.00 $8,250.00 YEARS 11-15 $108,900.00 $9,075.00 YEARS 16-20 $119,784.00 $9,982.00 YEARS 21-25 (OPTION1) $131,769.00 $10,980.75 YEARS 26-30 (OPTION 2) $144,945.96 $12,078.83 YEARS 31-35 (OPTION 3) $159,440.52 $13,286.71 YEARS 36-40 (OPTION 4) $175,384.56 $14,615.38 YEARS 41-45 (OPTION 5) $192,923.04 $16,076.92 YEARS 46-50 (OPTION 6) $212,215.32 $17,684.61 YEARS 51-55 (OPTION 7) $233,436.84 $19,453.07 YEARS 56-60 (OPTION 8) $256,780.56 $21,398.38 12

MCDONALD'S GROUND LEASE LAS VEGAS NV *BUILDING RENDERING 13

Tenant Overview MCDONALD'S #1 McDonald's is the #1 global fast food chain. $28.1 Billion As of December 31, 2013, McDonald's Corporation had total revenues in excess of $28.1 billion. McDonald's is the world's leading global food service retailer with over 35,000 locations serving approximately 70 million customers in over 100 countries each day. More than 80% of McDonald's restaurants worldwide are owned and operated by independent local business owners. As of December 31, 2013, McDonald's Corporation (NYSE:MCD) had total revenues in excess of $28.1 billion, a net income of $5.6 billion, and a net worth in excess of $16 billion. McDonald's also holds an A rating from Standard & Poor's. The company operates 35,000 restaurants and employs over 1.8 million people. A McDonald's restaurant is operated by either a franchisee, an affiliate, or the corporation itself. The corporation's revenues come from the rent, royalties, and fees paid by the franchisees, as well as sales in company-operated restaurants. McDonald's primarily sells hamburgers, cheeseburgers, chicken, french fries, breakfast items, soft drinks, milkshakes, and other desserts. In response to changing consumer tastes, the company has expanded its menu to include salads, wraps, smoothies, and fruit. 14 35,000+ McDonald's operates over 35,000 locations worldwide. TENANT SUMMARY TENANT TRADE NAME GUARANTY TYPE McDonald's Corporate CREDIT RATING A (Standard & Poor's) STOCK SYMBOL NYSE: MCD ANNUAL REVENUE $28.1 Billion YEAR FOUNDED 1940 CORPORATE HEADQUARTERS Oak Brook, Illinois NO. OF LOCATIONS 35,000+ NO. OF EMPLOYEES 1.8 Million WEBSITE www.mcdonalds.com

MCDONALD'S GROUND LEASE LAS VEGAS NV *BUILDING RENDERING 15

The Market MAJOR EMPLOYERS - Las Vegas, Nevada MGM Resorts International Caesars Entertainment Corporation Station Casinos, LLC Wynn Resorts Boyd Gaming Corporation Las Vegas Sands Corporation Walmart Stores Cosmopolitan of Las Vegas The Valley Health System St. Rose Dominican Hospitals Sears Holdings Corp 16 54,250 27,860 13,000 11,720 9,350 8,630 6,475 5,330 5,267 3,348 2,872 #1 Most Populous City in Nevada #3 #3 Top Convention Destination in the U.S. (Cvent, 2013) #37 #37 for Cost of Doing Business (Forbes, 2014)

IMPERIAL MCDONALD'S VALLEY GSA GROUND PORTFOLIO LEASE LAS VEGAS NV POPULATION Las Vegas is the most populous city in Nevada and the 31 st most populous city in the United States, with a population of 583,756. The 2010 population of the Las Vegas metropolitan area was 1,951,269. GEOGRAPHY & CLIMATE Las Vegas is situated within Clark County in a basin on the floor of the Mojave Desert and is surrounded by mountain ranges. Much of the landscape is rocky and arid with desert vegetation and wildlife. Las Vegas' has a subtropical, hot desert climate, and the city enjoys abundant sunshine year round. ECONOMY & TOURISM The primary catalysts for employment growth are the tourism and gaming industries, which have spawned numerous jobs in the service sector. In 2013, 39.7 million visitors spent $6.5 billion in gaming revenue on the Las Vegas Strip, and more than 22,000 conventions were held in the city, drawing more than 5.1 million conventioneers. Las Vegas growth into a cosmopolitan city and a transportation hub for the southwestern United States has been propelled by a pro-business government which offers numerous tax incentives and a business-friendly attitude. For 2014, Forbes ranked Las Vegas 37 th for lowest Cost of Doing Business in the nation. Ongoing efforts to attract a variety of new businesses, headed by organizations such as the Las Vegas Chamber of Commerce and the Nevada Development Authority, have been highly successful. National companies, such as Ford Motor Credit, Hospital Company of America, Citicorp, and Bank of America have recognized the benefits of relocating here. While the majority of the economy is still driven by tourism, there have been gains in other economic sectors. The greater Las Vegas area has a growing concentration of technology companies in electronic gaming and telecommunications industries. Some current companies in the Las Vegas area include Bigelow Aerospace, MGM Resorts, Zappos, and Datanamics. Las Vegas is seeking to expand its manufacturing and research bases as well. There have been positive gains such as the World Market Center and the Lou Ruvo Center for Brain Health, in addition to many smaller businesses. The federal government also has a major presence, including Nellis Air Force Base. nation. Students totaled 314,653 in grades K-12 for the 2013-2014 school year. The College of Southern Nevada, the third largest community college in the United States by enrollment, is the main higher education facility in the city. Others include the University of Nevada, Las Vegas and Nevada State College. TRANSPORTATION Las Vegas is easily accessible by virtually all modes of transportation. A comprehensive network of rail, truck, and air service lines contribute directly to Las Vegas growing importance as a manufacturing and distribution center. Among the most vital links for the community is Interstate 15, which was constructed to promote development of the southwestern United States. While the Las Vegas area does not have any passenger rail lines, there are a number of proposals to provide service. The California-Nevada Maglev Train is one such proposal for a high-speed rail corridor between Los Angeles and Las Vegas. Travel time from Las Vegas to Los Angeles is less than five hours by car and one hour by plane. There are three airports serving the area, the largest being McCarran International Airport which ranks as the 27 th busiest facility in the world. Sixty percent of Las Vegas visitors arrive through this airport, and it handles more than 41 million passengers per year. RECREATION & LIFESTYLE Las Vegas, the Entertainment Capital of the World, is renowned as a tourist destination because of its world-class hotels, casinos, convention facilities, and an assortment of nearby recreational activities, such as Lake Mead and the Grand Canyon. Las Vegas residents benefit from a sunny climate, friendly business environment, and a lower cost of living as a result of affordable housing, low property taxes, and no state income taxes. EDUCATION Primary and secondary public education is provided by the Clark County School District, 17 which is the fifth most populous school district in the 17

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IMPERIAL MCDONALD'S VALLEY GSA GROUND PORTFOLIO LEASE LAS VEGAS NV POPULATION DEMOGRAPHICS 3 MILES 5 MILES 10 MILES POPULATION 2014 Estimated Total Population 177,261 443,134 1,384,377 2019 Forecast Total Population 177,274 448,215 1,445,585 2000 Census Population 175,946 422,916 1,021,897 2010 Census Population 179,630 444,217 1,342,704 Population Growth 2000 to 2010 2.09% 5.04% 31.39% Population Growth 2010 to 2014-1.32% -0.24% 3.10% Forecast Population Growth 2014 to 2019 0.01% 1.15% 4.42% HOUSEHOLDS 2014 Estimated Total Households 64,452 169,323 501,788 2019 Forecast Total Households 65,205 172,892 524,165 2000 Census Total Households 65,409 161,944 380,561 2010 Census Total Households 64,178 167,397 487,523 Household Growth 2000 to 2010-1.88% 3.37% 28.11% Household Growth 2010 to 2014 0.43% 1.15% 2.93% Forecast Household Growth 2014 to 2019 1.17% 2.11% 4.46% 2014 Percent Owner Occupied Housing Units 49.02% 50.11% 53.56% 2014 Percent Renter Occupied Housing Units 50.98% 49.89% 46.44% 2014 Estimated Median Home Value $125,140 $139,828 $147,281 INCOME 2014 Estimated Households by Income $0 - $14,999 9,700 27,602 72,647 $15,000 - $24,999 9,392 24,653 64,639 $25,000 - $34,999 9,496 23,825 65,910 $35,000 - $49,999 11,830 27,621 82,315 $50,000 - $74,999 11,728 28,900 91,871 $75,000 - $99,999 5,991 16,101 54,591 $100,000 - $124,999 2,864 8,523 29,296 $125,000 - $149,999 1,358 4,092 14,608 $150,000 - $199,999 1,151 3,833 13,508 $200,000 - $499,999 833 3,483 10,597 $500,000 + 108 691 1,806 2014 Estimated Average Household Income $51,152 $55,164 $58,627 19

*BUILDING RENDERING