Lloyd Center. LOCATION 2201 Lloyd Center Portland, OR PROPERTY TYPE Regional Mall YEAR OPENED NEAREST METRO CENTER Portland

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2 Lloyd Center ONE OF OREGON MOT POPULAR HOPPING DETINATION. Opened in 1960 as the nation s largest and most celebrated mall, Lloyd Center continues to be a hallmark shopping and entertainment destination of the Lloyd District close to downtown Portland. With nearly 1.3 million square feet of space on more than 50 acres, it is still one of the largest malls in Oregon. Lloyd Center is located at the confluence of I-84 and I-5 and is just minutes away from Memorial Coliseum, Moda Center, home to the NBA s Portland Trailblazers and the Oregon Convention Center. The Lloyd District has over 2.6 million square feet of office space and Lloyd Center enjoys a daytime population of almost 400,000 within a five-mile radius of the center. Lloyd Center features five anchors, more than 150 specialty retailers, an indoor ice rink and a 10-screen cinema including IMA adjacent to the center. The property is undergoing a comprehensive renovation including an interior remodel, grand new entrance and the addition of Lloyd s iconic spiral staircase. LOCATION 2201 Lloyd Center Portland, OR PROPERTY TYPE Regional Mall YEAR OPENED 1960 NEARET METRO CENTER Portland INTERTATE ACCE I-84, I-5 LAND AREA 50 acres GRO LEAABLE AREA 1,280,053 square feet PARKING 5,500 spaces 3

3 Location LOCATED IN THE HEART OF PORTLAND, Lloyd Center is conveniently close to I-84 and I-5. everal major attractions are just minutes away, including Memorial Coliseum, Moda Center, Oregon Convention Center, Holladay Park and the proposed 600-room convention center hotel. Lloyd District is eperiencing considerable growth. A centerpiece of the commercial Lloyd District, Lloyd Center enjoys a daytime population of almost 350,000 people within a 5-mile radius. Lloyd District is eperiencing considerable growth, including the addition of the new convention center hotel, new office buildings and several new multi-family developments. 4 5

4 Primary Trade Area Lloyd Center by the Numbers 2014 ETIMATE PRIMARY TRADE AREA 1 MILE 3 MILE 5 MILE Primary trade area at a glance: hopper Profile Almost one-third of Lloyd Center shoppers are classified as wayable hopaholics, those who shop for no other reason than that they want to and for the emotional payoff from a purchase. These consumers tend to be impulse buyers, are not brand loyal and will pay etra for image-enhancing products. More than 18% of Lloyd Center customers are Habitualized Havers, consumers who find comfort in tradition with little reason to change. These shoppers are brand loyal, but only because once they ve found a brand, they stop looking. 69% of Lloyd Center shoppers consider themselves members of the Mainstream Fashion segment. These consumers are driven more by comfort and triedand-true fashion sense than they are by popular trends. While cognizant of fashion trends, they do not follow trends in magazines, are not particularly brand loyal and do not try to impress others with trendy brand labels. Total spent on apparel & Accessories $2, Total spent on Personal Care & Eercise Products $ Total spent on Home Furnishings $6, Total spent on Groceries $7, Average number of restaurant visits per month 7.7 POPULATION Current Estimated 1,232,649 23, ,22 391, Projected Population 1,297,095 24, , ,161 Annual Growth, % 1.2% 1.2% 1% Workplace Employees (FTE) 659,658 33, , ,235 HOUEHOLD Current Estimated 502,428 11, , , Projected Households 529,718 12, , ,289 Annual Growth, % 1.2% 1.2% 1.1% Persons per Household POPULATION BY RACE White 76% 83% 80% 78% Black or African-American 4% 7% 7% 6% Asian 8% 3% 5% 6% Other Races 12% 7% 8% 10% POPULATION BY GENDER Male 608,941 11, , ,911 Female 623,708 11, , ,314 POPULATION BY AGE 25 and Below 31% 22% 24% 26% 25 to 44 32% 41% 40% 37% 45 to 64 25% 25% 25% 25% 65 and Over 12% 12% 11% 12% Median Age EDUCATION Bachelors Degree Only 24% 33% 33% 30% Graduate Degree 14% 25% 23% 20% HOUEHOLD INCOME $100,000 or Above 23% 23% 21% 21% $75,000 to $99,999 12% 10% 11% 12% $50,000 to $74,999 18% 16% 17% 18% $25,000 to $49,999 23% 23% 21% 22% $24,999 or Below 24% 28% 30% 27% Average Income $72,350 $73,739 $68,959 $69,859 Per Capita Income $29,591 $37,510 $33,797 $32,024 ource: Esri % Income $75,000 or above Other 51% Women Men 38% = 50,000 people in trade area Bachelors or Graduate Degree Other 7

5 TRUCK RAMP FROM BELOW RAMP DOWN DOWN Area Facts and Retailers AREA FACT The Portland metro area welcomes 8.1 million visitors annually, who generate $4.1 billion in direct spending. The total trade area has a population of nearly 1.2 million people, who have a purchasing power of over $1.8 billion. The Portland metro area has the fifth largest labor force on the west coast. MAJOR RETAILER Barnes & Noble H&M Forever I Marshalls BROADWAY TREET Ross Dress for Less ears ULTA Beauty Enjoy a movie at IMA Lloyd Cinemas RETAURANT & ENTERTAINMENT Regal Lloyd Center 10 & IMA tanford s Lloyd Center Ice Rink Billy Heartbeats OVERHANG WEIDLER TREET N.E. 10TH AVENUE ON GRADE PARKING N.E. 14TH AVENUE APPLEBEE' 1036 N.E. HALEY TREET B RAMP UP 4 LEVEL PARKING Ross Dress for Less 35,516 F 3 LEVEL PARKING 529 REIDENTIAL N.E. 9TH AVENUE Barnes & Noble 27,500 F CONCOURE Marshalls 37,800 F C LLOYD TOWER PARKING LLOYD TOWER 130,000 F TANFORD' RETAURANT CONCOURE 250 H&M 9,368 21,225 F ICE CHALET 297,050 F CONCOURE 3 LEVEL PARKING 606 ears 111,645 F C C C B 20 C 247 N.E. 15TH AVENUE N.E. MULTNOMAH TREET DOUBLE TREE HOTEL REGAL THEATER & IMA 10 CREEN REIDENCE INN 66,403 F HOLLADAY PARK N.E. 13TH AVENUE 610 -RAIL TATION 9

6 9'-11" 10'-2" 28'-1" 12'-4"15'-6"12'-4" OPEN TO BELOW LLOYD PURDY INURANCE OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW 122'-2" 40'-5" 30'-0" 26'-3" 17'-4" 32'-2" 36'-7" 45'-2" 22'-11" 8'-0" 92'-5" 40'-5" 79'-10" 22'-0" RETROOM 48'-1" CHILLER 379 F 17'-8" 15'-8" 35 HBH '-8" 106'-11" F 26'-3" 1154 F 20'-0" 22'-6" 25'-6" 28'-8" 3 VAULT ELECTRIC 76'-11" 42'-7" 20'-4" 36'-3" 3'-9" 79'-8" 59'-4" 5'-11" 33'-8" 110'-4" OPEN TO BELOW 67'-4" 6'-0" 23'-3" OPEN TO BELOW 48'-2" 46'-7" 14'-0" 18'-5" 14'-4" 521 F 489 F PART OF 32'-10" Lease plan Barnes BARNE & & Noble NOBLE 27,500 F 183'-1" 121'-9" 39'-2" Ross Dress RO for Less DRE 35,516 FOR LE F NORDTROM 130,000 F Istanbul Gifts ITANBUL 2,487 F GIFT B100 Gifts from Afar GIFT 2,355 FROM F AFAR B102 44'-8" B F 30'-0" 54'-9" TANFORD' tanford s RETAURANT Restaurant OUTA1 6, F OUTA1 B F 20'-8" 8'-6" 48'-2" 5'-6" Jenale s JENALE' Bridal 4,712 BRIDAL F C F 60'-1" 78'-6" 17'-0" 16'-10" 33 9'-6" 36'-6" 21'-0" 32 9'-6" 5'-8" 4'-5" 16'-10" 27W 28 24W 22W W 18W 23W CUNNINGHAM REEARCH B110A 901 F 48'-0" Yo Yumba 1,450 YO YUMBA F B110 5'-11" 8'-0" 13'-8" B F G By Guess G 4,006 BY GUE F B111 B F Journeys JOURNEY 2,005 F B112 Fuego FUEGO 2,510 F B116 B112 B116 B F 2510 F 2506 F 15W C118 C116 C114 C F 2959 F 835 F Verizon 2165 F 5'-8" Wireless VERIZON 2,165 F 30 C118 WIRELE C FTamia 3,263 TAMIA F C01 2,959 F C112 36'-6" Cunningham Research 901 F B110A TARBUCK C116 The hoe Mill THE 2,506 HOE F MILL B117 Zumiez ZUMIEZ 2,256 F B119 Vans VAN 2,256 F B120 Hot Topic HOT 2,511 TOPIC F B121 CAINGTON DENTAL COLLEGE 20,314 C122 F 20,314 F C122 TREND Trends hoes B128 1,742 F 1742 F HOE B128 Motherhood Maternity MOTHERHOOD 1,638 F MATERNITY B122 B119 B120 B121 B F 2256 F 2511 F 1638 F LID 9'-0" 40'-0" 20'-0" 25'-0" 25'-0" 22'-6" 22'-6" 25'-0" 21'-10" 14'-0" W 3W 2W K1 K-1 ilver Castle 16W 26'-2" 18'-0" 17'-11" 15'-0" 75'-0" 9'-6" 9'-9" 15'-5" 9'-0" tarbucks 835 F Noveau PD 792 F C114 H & M (LOWER LEVEL) 9368 H&M F 9,368 F Lids 988 F B F print 808 PRINT F B126 B F 29'-6" 32'-8" 26'-6" 8'-6" 89'-9" C F 8,691 F C100 VICTORIA' ECRET/ VICTORIA' ECRET BEAUTY 20C Cellairis K4 K-4 19C 50 F D102 D F 907 F D100 61'-3" 23C MNT. RETROOM RETROOM DEB 7,800 D114F 7800 F D114 72'-6" 24C 25 ICE CHALET RO Ross Dress DRE FOR for Less LE 35,516 F COMMUNITY ROOM 73'-6" 13'-10" 167'-2" 11'-4" 6'-8" 27C PLAY AREA 31 CUT. ERV. 24'-4" 12'-9" 72'-0" 5C K-5 K-3 MACY' PRE Press TATION tation 1,204 F101 F 1204 F101F 6'-10" 10'-6" 50'-8" 15'-8" 297,050 F FIRT LEVEL MAIL & MORE F F F F 28'-4" 20'-0" '-7"20'-8" 4'-0" 59'-6" FOREVER Forever 21 I 19,029 F112 F 19,029 F (both (Both levels) Levels) F112 Amore Coffee Cafe K5 9 Cricket K3 Mail & More 1,022 F F102 53'-3" 7'-0" 12'-8" H126 Bella 1430 F Fashion BELLA 1,430 F FAHION H126 53'-10" AT&T Mobility 2,786 F 10'-6" 2,001 G114 F 2001 G114F Victoria ecret Charlotte UPER uper 7,415 F Russe HOT hots F116 6,050 F 1,013 G113 F 1013 G113F G104 BODY Body Jewelry JEWELRY CO. Co. F114 F116 G101 G104 G106 G108 G109 G110 1,071 G112F 2786 F 7415 F 1667 F 6050 F 3029 F 2017 F 2203 F 1116 F 1071 G112 F AT&T MOBILITY F114 H124 H F F Bath & Body Works BATH 4,272 & F BODY WORK H124 EPRE/ EPRE MEN VITAMIN G101 WORLD Things Remembered THING 1,488 F REMEMBERED H118 Footaction 3,935 F H116 H118 H116 H F 3935 F 7834 F FOOTACTION PAPAYA Payless hoeource 3,029 PAYLE F HOEOURCE G106 JUT PORT G108 POTER PLANET G109 REGI G110 23'-0" 70'-0" 20'-0" 60'-0" 30'-0" 20'-0" 22'-0" 18'-0" 30'-0" 23E 22E 16E 15E '-6" 23'-0" LEAE NEGOTIATION 51'-8" Vitamin World 1,667 F 24'-0" Epress/ Epress Men 7,840 F H122 30'-0" CHARLOTTE RUE 60'-0" Papaya 7,834 F H110 Just ports 2,017 F Poster Planet 2,203 F Regis alon 1,116 F 99'-9" H104 15,202 F OLD NAVY Old Navy 15,202 F H104 KEY -RETROOM -TORAGE 27'-4" 30'-0" 30'-2" 6'-0" 21'-6" 14'-9" 82'-8" TREAURE ILAND K-6 6'-8" 5'-9" 51'-3" 13'-4" 39'-7" MEN' WEARHOUE Men s Wearhouse 6,214 F G120 G F 20'-10" 54'-1" 32'-6" 22'-1" 16'-0" 3E 15'-10" H F 8'-11" 14'-2" 2E 634 F H102 LA H100 Nails 1, F LA H100 NAIL 39'-4" 46'-7" 1E 11'-0"11'-0" EAR MARHALL Marshalls 37,800 F ears 111,645 F NORDTROM 130,000 F NORDTROM 130,000 F 20'-10" 23'-11" Euphoria EUPHORIA Body Nail BODY Piercing PIERCING & NAIL COMPANY Company & Tattoo TATTOO 1,253 B205 F 1,133 B206F BET Best Buy BUY 1258 B205F 1133 B206F MOBILE Mobile hoe UC HOE 9'-6" 12'-8" LOFT Brookstone 1,483 F TOP top B B204 F 6,000 F 4,567 F 1483 F 500 B204 F B212 B220 KARMEL Carmel 668 B226 F CORN Corn B F BEN Ben BRIDGE Bridge JEWELER Jewelers K8 B200 B202 B208 B210 B212 B215 B216 B217 B220 B222 1,484 B224F 2200 F 800 F 1170 F 3047 F 6000 F 1600 F 1821 F 2491 F 4567 F 3553 F 1484 B224F 30'-0" 20'-0" 18'-0" 30'-0" 60'-0" 20'-0" 20'-0" 20'-0" 45'-0" 35'-0" 45'-4" 55'-0" LATITUDE B200 NOUVEAU 800 F PD B202 40'-0" 26'-0" 2,200 F 16'-3" 19'-10" 66'-0" ee s Candies EE' 1,170 CANDIE F B208 Made in Oregon 3,047 MADE F IN OREGON B210 Beards Frame hop 1,600 BEARD F FRAME B215 HOP B216 DAPPER 2,491 F FROG B217 32'-0" 30'-0" 30'-2" 50'-3" 35'-0" 25'-0" 90'-2" 20'-0" 39'-10" C226 C224 C222 C218 C216 C214 C208 C F 3719 F 3952 F 6110 F 5010 F 2500 F 1998 F 5289 F Visionworks VIIONWORK 4,134 F C226 MARK' 3,719 HALLMARK F C224 The Children s Place THE CHILDREN' 3,952 F PLACE C222 18'-8" 55'-9" 18'-8" 13'-0" 15'-4" 7'-8" 10'-0" 1,540 B303 F 1540 B303F CAINGTON 4,162 COLLEGE F B300 B F 12'-0" 46'-3" 21'-5" C335 18,489 F 13'-0" 7'-10" CAINGTON 18,489 F COLLEGE C335 14'-4" 30'-11" rue21 6,110 F C218 RUE 21 Foot Locker FOOTLOCKER 5,010 F C216 ANN TAYLOR LOFT FREDERICK' 2,500 F OF HOLLYWOOD C214 1,821 F BROOKTONE H H&M & M UPPER LEVEL F 11,857 F (upper level) 1266 F Under Construction 7,287 F C204 HIEKH HOE Alley Kat 3,553 F WET EAL B222 HIEKH HOE Under Construction 7,287 F C204 TORAGE 5091 F E 1,812 B304F 1812 F B304 OUTIDE 5504 F 849 B305 F 849 B305F Carrington CAINGTON COLLEGE College Farmer s 2,122 F FARMER INURANCE Insurance B318 2,979 F 2,706 F B310 B312 B314 B B317 F B318 B B310 F 1466 F 975 F 926 F 865 B317 F 2122 F 2706 F 15'-9" FOOD COURT FLUID YTEM C F Management MANAGEMENT Recruiters RECRUITER 8,932 F C F 578 F C308 Beau Monde C304 College 2188 F 4358 F of Hair Design BEAU MANAGEMENT 4,358 MONDE F RECRUITER COLLEGE OF HAIR C304 DEIGN OUTIDE 3501 F 5221 F C202 uite Tenant F F F302 ubway 794 F303 Medi Grill 615 F304 arku Japan 536 F F306 McDonald s 517 F307 Villa Pizza 800 F308 Cajun & Grill 838 F309 Orange Julius 616 F F311 Chicken Connection 1,006 F312 1,000 F313 1,006 F314 Bridge City Cafe 1,100 F315 Lotus Epress '-3" 33'-0" 15'-0" 42'-3" C324 21'-3" K8 T-Mobile Lloyd Purdy Insurance BILLY Billy 1,867 F HEARTBEAT Heartbeat s B324 Diner DINER 2,831 F B324 K F 2831 F 2'-10" 19'-7" HOLLITER Braganza Teas Hollister Co. 565 F Champs ULTA 5,755 F F207 F207 ports 500 F D200 10,760 F Harry Ritchie Auntie Anne s HAY AUNTIE 5,577 F Jewelers ANNE RITCHIE 435 F G218 F208 1,546 F JEWELER F208 UNGLA unglass G206 D206 HUT Hut D200 D204 D206 F208A 564 F F F 1115 F F F 723 F 1546 F F208A 935 F 20'-8" F211 F212 G200 G202 G204 G206 G218 60'-9" 15'-9" 24'-4" 19'-0" K F 3018 F 4060 F 2007 F 5577 F 10,767 F Cinnabon K9 Comcast K11 K F 15'-6" 51'-9" 30'-0" 40'-0" 20'-0" 55'-0" 99'-10" D204 Metro PC Century True K13 Link Colors 25'-11" 3'-0" 10'-8" 19'-8" 30'-5" 6'-2" 45'-6" 5'-3" CINNABON ORM F306 F305 F304 F303 F302 F301 F301 4'-8" 39'-2" 65'-5" 11'-9" 167'-0" 18'-3" 18'-5" 16'-5" 22'-0" 26'-3" 19'-5" 15'-4" 12'-1" 12'-0" 297,050 F MACY' ECOND LEVEL RAMP F307 33'-0" 23'-4" 5'-6" 21'-7" 21'-3" 21'-3" 21'-3" 1'-5" 18'-7" FOREVER I Forever F ,029 F (Both Levels) (both levels) F112 12'-8" GNC 1,115 GNC F F209 Claire s 935 F ICING F210 Gametop GAMETOP 1,154 F F211 14'-0" Jamba Juice 795 F 11'-4" H224 26'-0" 19'-4" Kay H225 Jewelers ,208 F F KAY JEWELER H225 17'-0" REGAL THEATRE 8 CREEN 31,179 F OFFICE 31,179 F 17'-0" 16'-9" 17'-7" MACY' F308 F309 K13 Verizon H F JAMBA JUICE E F 4,091 TILT F E307 5'-5" 23'-7" 33'-5" American Eagle AMERICAN Outfitters EAGLE F310 F310 F311 Bank of F311 F312 America ATM F312 F313 F313 F314 F314 1'-1" 21'-3" 21'-3" 21'-2" 21'-3" 21'-3" K F 15'-0" ALL AMER. FZN YOGURT 6'-2" 14'-2" WIRELE Tech TECH Zone 1,166 K316F 1166 K316F 10'-8" OUTFITTER 5,331 F F212 7'-1" 2'-10" Torrid 3,018 TOID F G '-0" 30'-0" 40'-0" 35'-0" 22'-6" 22'-6" 30'-0" 31'-0" H220 H216 H214 H212 H210 H208 H206 H F 3490 F 5858 F 2730 F 2616 F2599 F 3503 F 3560 F GAP/GAP BODY/ GAP KID Gap / Gap Kids 12,471 F H220 36'-10" F315 F315 5'-0" 31'-3" 18'-9" AEROPOTALE Aeropostale 4,060 F G202 PENCER GIFT G204 pencer Gifts 2,007 F hiekh hoes ALLEY 3,490 KAT F H216 CHAMP PORT Finish Line FINIH 5,858 LINE F H214 uncoast Motion Picture Co. UNCOAT MOTION 2,730 F H212 ULTA G220 2,500 F 2500 FG220 MATERCUT G222 PICTURE Portland mash PORTLAND 2,616 MAH F H210 Radiohack RADIO 2,599 HACK F H208 LensCrafters LENCRAFTER 3,503 F H206 Toys N More TOY 3,560 N MORE F H '-2" KEY E -ELECTRICAL -TORAGE 94'-9" 20'-6" 22'-11" 59'-0" MasterCuts 1,157 F 23'-11" 26'-11" 7'-8" CONUMER OPINION G226 1,839 F G222 G224 G F854 F 1839 F 20'-0" 14'-8" 34'-9" Regime Massage 854 F Brow Art F H200 11'-7" 11'-7" 7'-1" 33'-6" H200 BROW 693 F ART 23 14'-6" T-Mobile H202 1, F T-MOBILE H202 30'-0" 28'-0" 7'-6" 31'-3" 27'-9" 3'-11" 18'-5" 2'-8" 1'-10" 38'-7" OPEN TO BELOW 27'-8" AVAIL. H F H301 30'-3" 44'-10" EAR MARHALL Marshalls 37,800 F 8'-3" ears 111,645 F ECURITY / TORAGE Lloyd Fluid EcoDistrict OUTIDE PARKING ystems 1,524 F F G322 PACIFICORP G304 Management MANAGEMENT OFFICE & INDEPDT & Leasing LEAING OFFICE MED. CONUMER EVAL. David Consumer Opinion Office DAVID OPINION Bangsberg BANGBERG 3,147 F G304 G306 1,142 G308 F G312 G F 750 F 1142 F 3147 F 5,323 F G326 G308 19,500 F 750 F G323 G306 CONUMER Consumer OPINION Opinion 750 F G328 H307 AVAIL. 521 F Gentle H317 Dental H315 H307 H305 Dermatology H303 H300 4, F F 2, F F 750 F 1656 Professionals 1,656 F 1630 F BERGMAN DERMATOLOGY 1,630 F LUGGAGE GENTAL H317 DENTAL H315 H305 PROFEIONAL H303 H300 H F LC FAMILY PRACTICE 5,755 F 3,585 H304F H321 H F 27'-5" ears 111,645 EAR F 1130 F 3759 F 1,466 F B F B F B316 Management Recruiters 2,188 F C308 C ,050 F All American Frozen Yogurt 722 F K315 Wells Fargo ATM Piercing Pagoda K300 Consumer Opinion CONUMER 5,323 F OPINION G324 PacifiCorp 19,500 F G326 THIRD LEVEL 10 OFFICE PACE 11 KEY E -ELECTRICAL -RETROOM -TORAGE

7 About Cypress CYPRE EQUITIE was founded in 1995 and launched as the development affiliate of The taubach Company. The portfolio grew quickly, and Cypress Equities established its own national reputation synonymous with the premier development, operation and management of destination-class retail, residential and mied-use properties in the U.. and abroad. Today, there are si Cypress Equities offices throughout the U.., including Dallas (headquarters), Chicago, New York, an Francisco, Atlanta and Fort Lauderdale. For leasing information, please contact: ANGIE KORY Over the course of 19 years, Cypress Equities has been actively involved in over 200 real estate investments valued at more than $4 billion. The portfolio has historically consisted of commercial development, investment, and sale-leaseback transactions, including more than 18 million square feet of retail, office, residential, automotive and industrial real estate. Our deep-rooted industry eperience combined with our entrepreneurial spirit enable our team members to assess and eecute the best possible long-term plans for our clients and partners. For information on other Cypress properties, visit us online at cypressequities.com The Cypress Equities name, logo and other marks are trademarks and service marks being licensed to independent operating companies by CE Brands, LLC. Any particular obligation, service or product is the sole responsibility of the specific entity that incurs such obligation or supplies such service or product. Updated 4/30/15 13

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