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The Village at Ballpark

[1] Static analysis information obtained from Jan. 2017 rent roll.

[2] Rent increases as reflected in the Jan. 2017 rent roll.

Ideal Dental offers general dentistry, orthodentia, teeth whitening, extraction, and emergency dentistry for the entire family.

Buffalo Wings & Rings is a casual restaurant providing sports dining experience. Providing fan experiences, chef-inspired recipes and signature wings.

VaporFi is an online hub coupled with brick and mortar locations serving the ever-growing and passionate vaping community. Everyone from vaping newbies to the most experienced vapers get access to the most technologically advanced electronic cigarettes and personal vaporizers. VaporFi offers premium quality 100% USA-made e-liquids are offered in a large variety of flavors and are customizable for our customers’ enjoyment.

www.buffalowingsandrings.com

Rio Mambo is a full service restaurant and sports bar specializing in Tex Mex cuisine. The Ballpark location offers “Mambo Limo” providing transportation for guests to and from their hotels and to nearby sporting events. Rio Mambo also offers catering, pick-up, and delivery.

t enant O verview

Investment Summary:

Pierson Retail Advisors & Vitorino Group are pleased to offer The Village at Ballpark (“Property”), a 23,414 square foot retail center located the heart of Arlington, Texas. The Property is in a dynamic location as it is within a 4-minute drive to AT&T Stadium (Dallas Cowboys), Globe Life Park (Texas Rangers), Six Flags over Texas, and Hurricane Harbor. The Village at Ballpark is shadow to the future Aloft Hotel (opening December 2017) with 136 rooms plus 580 square feet of meeting space.

The Property was constructed in 2014 and is of high quality design, architecture, and construction which will benefit a future owner with minimal capital improvements in the near future. The Village at Ballpark provides an investor the opportunity to acquire a stabilized investment opportunity in the city of Arlington, the entertainment capital of Texas.

Existing Cash Flow with Built-In Upside: The Property is currently generating a considerable cash flow from a mix of retail, restaurant, and service tenants. Furthermore, 90.5% of the in-place leases are structured with rate increases virtually guaranteeing an increase to the revenue stream.

Tremendous Retail Location: The Village at Ballpark is strategically positioned on at the southeast corner of E. Lamar Boulevard and Ballpark Way in the heart of the “Entertainment Capital” of Texas. The location benefits from its close proximity to AT&T (Cowboys) Stadium, Globe Life (Texas Rangers) Ballpark, Six Flags over Texas, Hurricane Harbor, and Arlington Convention Center. In 2015, Arlington had nearly 14 million visitors generating $1.4 billion in economic impact. Furthermore, development is underway for Texas Live!, a $1.25 billion stadium and mixeduse entertainment complex connected to the Texas Rangers’ Globe Life Park. The development will include a 100,000 square foot entertainment complex, 300-room hotel, and 35,000 square foot convention center annex.

Complementary Tenant Line-up: The Property is currently 100% occupied by a complementary mix of tenants including BFF Asian Grill, Rio Mambo, Buffalo Wings & Rings, Vapor Fi, as well as Ideal Dental and Upscale Spa & Nail. Together with the future Aloft Hotel, the Property combines specialty retail, personal services, and restaurants generating steady traffic and promoting cross-shopping. The current owner/developer has carefully selected a tenant lineup that is virtually immune to the risks of online shopping displacement.

Brand New Construction: Constructed in 2014, The Village at Ballpark’s architecture and design is high quality, modern, and visually appealing. Additionally, the new construction will benefit an investor as the Property is likely to require minimal capital improvements in the near future.

Location, Traffic, Access: Less than a quarter of a mile from Interstate 30 (Tom Landry Highway), The Village at Ballpark benefits from exposure to significant traffic counts. Lamar Boulevard, a well-traveled thoroughfare in Arlington, has more than 34,000 cars daily, while Ballpark Way carries over 34,800 vehicles on this north-south connector. Furthermore, I-30 (Tom Landry Highway) has more than 218,800 travelers daily. Interstate 30 stretches across the southern portion of the DFW Metroplex and serves as a connector to Arlington carrying consumers from Interstates 35E & 35W, US Highway 75, Dallas North Tollway as well as President George Bush Turnpike and SH 360.

University of Texas Arlington: One of the nation’s largest public universities with approximately 37,000 students, UT Arlington is the second largest in the University of Texas System. The Village at Ballpark benefits from its close proximity to UT Arlington, which is just 4.3 miles southwest. UT Arlington consistently ranks high for their academic programs, including: US News & World Report’s 2017 “Best Graduate Schools” include more than 20 UTA graduate programs; Military Times ranked UTA on the 2016 “Best for Vets: Colleges” list; and, The Princeton Review named UT Arlington a “Best in the West” university in its 2016 Best Colleges: Region by Region list.

Area

Demographics: The Property is situated in a dense trade area with more than 111,219 residents within three miles, which increases to 266,782 residents within five miles. Additionally, The Village at Ballpark benefits from a significant workforce of 154,967 employees within five miles, which contributes to the total daytime population. Arlington has experienced considerable growth since 2010 with 13.62% growth within one mile and projections of an additional 8.21% growth over the next five years. The average annual incomes in the trade area are $59,293, $56,049, and $55,846 within a respective one, three and five mile radius.

 Village At Ballpark 2150 E Lamar Blvd Arlington, TX

1 Champions Park NEC I30 & Collins St.

2 Parkway Central Center 801 - 841 E Lamar Blvd

Mambo, BFF Asian Grill, Upscale Nail & Spa, Ideal Dental, Buffalo Wings &

Overview: The Dallas/ Fort Worth metropolitan area is the fourth largest in the nation and is comprised of 12 counties. Dallas is a growing city with a local market of 7.1 million residents. The Dallas MSA is among the world’s 75 fastest growing economies, according to the Brookings Institute. In fact, more people live in the Dallas/ Fort Worth area than in 38 U.S. States. Dallas/ Fort Worth was one of the fastest growing metropolitan areas in the nation from 2000 to 2015, adding more than 1.8 million people for a 35% growth rate. Currently the Dallas/Fort Worth metropolitan area, also known as the “Metroplex”, adds a new person every 4 minutes and it’s projected to have as many as 11 million people by 2040, with estimated employment reaching 7 million. The Metroplex benefits from a well-educated workforce; 87% of the residents over 25 have a high school degree, and 34% have a bachelor’s degree.

The tremendous Dallas/Fort Worth population growth has fueled real estate development and redevelopment to meet the increasing population demand. While Dallas and Fort Worth are the biggest population centers in the region, with 1,281,047 and 812,238 respectively, Irving, Garland, Plano, and Arlington each have over 200,000 residents offering many choices when determining the community that work best.

Dallas/ Fort Worth - North America’s Central City: Dallas/ Fort Worth is centrally located in North America and connected to the continent and the world by highway, rail, and air. 98% of the U.S. population can be reached within a 48-hour truck drive, and all major U.S. business centers can be reached in 3.5 hours or less by air. The region’s transportation network continues to evolve to meet the needs of the growing population. Recently, there have been freeway and toll road expansions to improve traffic flow throughout the area. Dallas Area Rapid Transit (DART) operates bus and light rail systems that serve the Dallas- Fort Worth area. Dallas/ Fort Worth is home to two major airports, DFW International Airport and Dallas

Love Field, providing the business community easy access to every major commercial center around the world. DFW airport is the U.S.’s fourth busiest airport and the 10th busiest in the world, serving over 64 million passengers and more than 737,000 tons of cargo annually. In 2014 Love Field opened a new 20-gate terminal and restrictions were lifted to allow more non-stop flights.

Economy: The local economy is strong and incredibly diverse with major players in growing industry sectors including transportation, aerospace/ defense, financial services, high-tech electronics, energy, distribution and trade. The Region is home to 21 Fortune 500 Companies. AT&T, Southwest Airlines, Tenet, Texas Instruments, Holly Frontier, Dean Foods, Energy Transfer, and Trinity Industries are just some of the Fortune 500 companies that have their headquarters in DFW. Since 2010, DFW has had 106 companies expand or relocate to the Metroplex. Such a large and diverse economy virtually eliminates any one sector of the market creating a downturn for the rest. More than ever in its history, Dallas/ Fort Worth is being viewed as a primary market and employs the resilient business environment that comes with that type of city.

The DFW region’s attractive quality of life, strong regional and state economy, low cost of living, young and skilled labor force, pro business climate, no state income tax, and its central location all contribute to the thriving Dallas/ Fort Worth metropolitan area. The Dallas/ Fort Worth employment market contains nearly 4.5 million workers, and between 2014 and 2015 DFW saw a 1.5% employment growth rate. This trend is expected to continue, and there is projected to be a 19.8% increase in jobs by 2022. Dallas currently has an unemployment rate of 4.1%, and has had a lower unemployment rate than the national average for the past eight years. These qualities combined with a well-educated workforce and the growing and diverse population have led to the extraordinary growth in the Metroplex and will continue to usher in new businesses.

In the identified area, the 2016 population was 253,037. The rate of change since 2000 was 6.48%. The five-year projection for the population in the area was 264,037 representing a change of 4.35% from 2016 to 2021. The population was 49.9% male and 50.1% female. The median age in this area was 30.8, compared to the U.S. median agoe of 38.0.

HouseHolds

There were 95,905 households in your selected georgraphy in 2016. The number of households changed by 0.88% since 2000. It is estimated that the number of households in your area will be 99,782 in 2021, which represents a change of 4.02% in five years. The average household size in your area was 2.61 persons.

In 2016, the median household income for your selected geography was $40,501, compared to the entire U.S. average, which was $54,149. It is estimated that the median household income in your area will be $40,590 in 2021, which represents a change of 0.22% from 2016.

The per capita income in your area was $21,693, compared to the entire U.S. average, which was $29,472. The 2016 average household income in your area was $56,496, compared to the entire U.S. average, which was $77,008.

Race and etHnicity

The 2016 racial makeup of your selected area was as follows: 51.8% White, 20.0% Black, 0.7% Native American and 6.9% Asian/Pacific Islander. Compare these to the entire U.S. averages which were: 71.60% White, 12.70% Black, 0.18% Native American and 5.02% Asian/Pacific Islander.

People of Hispanic origin are counted independently of race. People of Hispanic origin made up 41.0% of the 2016 population in your selected area. Compare this to the entire U.S. average of 17.9%.

In 2016, there were 34,881 owner occupied housing units in your area, and there were 61,024 renter occupied housing units in your area. Median home value in the area was $126,510, compared to a median home value of $198,891 for the U.S.

In 2016, there were 121,304 employees in your selected area, this is also known as the daytime population. 53.9% of employees were employed in white-collar occupations in this geography, and 27.3% were employed in blue-collar occupations. In 2016, unemployment in this area was 6.5%.

CONFIDENTIALITY AGREEMENT

The information contained in the following offering memorandum is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Pierson Retail Advisors and Vitorino Group (together to be called Strive) and it should not be made available to any other person or entity without the written consent of Pierson Retail Advisors and Vitorino Group (together to be called Strive). By taking possession of and reviewing the information contained herein the recipient agrees to hold and treat all such information in the strictest confidence. The recipient further agrees that recipient will not photocopy or duplicate any part of the offering memorandum. If you have no interest in the subject property at this time, please return this offering memorandum to Pierson Retail Advisors and Vitorino Group (together to be called Strive).

This offering memorandum has been prepared to provide summary, unverified financial and physical information to prospective purchasers, and to establish only a preliminary level of interest in the subject property. The information contained herein is not a substitute for a thorough due diligence investigation. Pierson Retail Advisors and Vitorino Group (together to be called Strive) has not made any investigation, and makes no warranty or representation with respect to the income or expenses for the subject property, the future projected financial performance of the property, the size and square footage of the property and improvements, the presence or absence of contaminating substances, PCBs or asbestos, the compliance with local, state and federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant, or any tenant’s plans or intentions to continue its occupancy of the subject property. The information contained in this offering memorandum has been obtained from sources we believe to be reliable; however, Pierson Retail Advisors and Vitorino Group (together to be called Strive) has not verified, and will not verify, any of the information contained herein, nor has Pierson Retail Advisors and Vitorino Group (together to be called Strive) conducted any investigation regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein. Prospective buyers shall be responsible for their costs and expenses of investigating the subject property.

Net Lease Disclaimer

Pierson Retail Advisors and Vitorino Group (together to be called Strive) hereby advises all prospective purchasers of Net Leased property as follows:

The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable. However, Pierson Retail Advisors and Vitorino Group (together to be called Strive) has not and will not verify any of this information, nor has Pierson Retail Advisors and Vitorino Group (together to be called Strive) conducted any investigation regarding these matters. Pierson Retail Advisors and Vitorino Group (together to be called Strive) makes no guarantee, warranty or representation whatsoever about the accuracy or completeness of any information provided.

As the Buyer of a net leased property, it is the Buyer’s responsibility to independently confirm the accuracy and completeness of all material information before completing any purchase. This Marketing Brochure is not a substitute for your thorough due diligence investigation of this investment opportunity Pierson Retail Advisors and Vitorino Group (together to be called Strive) expressly denies any obligation to conduct a due diligence examination of this Property for Buyer.

Any projections, opinions, assumptions or estimates used in this Marketing Brochure are for example only and do not represent the current or future performance of this property. The value of a net leased property to you depends on factors that should be evaluated by you and your tax, financial and legal advisors. Buyer and Buyer’s tax, financial, legal, and construction advisors should conduct a careful, independent investigation of any net leased property to determine to your satisfaction with the suitability of the property for your needs.

Like all real estate investments, this investment carries significant risks. Buyer and Buyer’s legal and financial advisors must request and carefully review all legal and financial documents related to the property and tenant. While the tenant’s past performance at this or other locations is an important consideration, it is not a guarantee of future success. Similarly, the lease rate for some properties, including newly-constructed facilities or newly-acquired locations, may be set based on a tenant’s projected sales with little or no record of actual performance, or comparable rents for the area. Returns are not guaranteed; the tenant and any guarantors may fail to pay the lease rent or property taxes, or may fail to comply with other material terms of the lease; cash flow may be interrupted in part or in whole due to market, economic, environmental or other conditions. Regardless of tenant history and lease guarantees, Buyer is responsible for conducting his/her own investigation of all matters affecting the intrinsic value of the property and the value of any long-term lease, including the likelihood of locating a replacement tenant if the current tenant should default or abandon the property, and the lease terms that Buyer may be able to negotiate with a potential replacement tenant considering the location of the property, and Buyer’s legal ability to make alternate use of the property.

By accepting this Marketing Brochure you agree to release Pierson Retail Advisors and Vitorino Group (together to be called Strive) and hold it harmless from any kind of claim, cost, expense, or liability arising out of your investigation and/ or purchase of this net leased property.

Approved by the Texas Real Estate Commission for Voluntary Use Texas law requires all real estate licensees to give the following information about brokerage services to prospective buyers, tenants, sellers and landlords.

Information About Brokerage Services

Before working with a real estate broker, you should know that the duties of a broker depend on whom the broker represents. If you are a prospective seller or landlord (owner) or a prospective buyer or tenant (buyer), you should know that the broker who lists the property for sale or lease is the owner’s agent. A broker who acts as a subagent represents the owner in cooperation with the listing broker. A broker who acts as a buyer’s agent represents the buyer. A broker may act as an intermediary between the parties if the parties consent in writing. A broker can assist you in locating a property, preparing a contract or lease, or obtaining financing without representing you. A broker is obligated by law to treat you honestly.

IF THE BROKER REPRESENTS THE OWNER:

The broker becomes the owner’s agent by entering into an agreement with the owner, usually through a written - listing agreement, or by agreeing to act as a subagent by accepting an offer of subagency from the listing broker. A subagent may work in a different real estate office. A listing broker or subagent can assist the buyer but does not represent the buyer and must place the interests of the owner first. The buyer should not tell the owner’s agent anything the buyer would not want the owner to know because an owner’s agent must disclose to the owner any material information known to the agent.

IF THE BROKER REPRESENTS THE BUYER:

The broker becomes the buyer’s agent by entering into an agreement to represent the buyer, usually through a written buyer representation agreement. A buyer’s agent can assist the owner but does not represent the owner and must place the interests of the buyer first. The owner should not tell a buyer’s agent anything the owner would not want the buyer to know because a buyer’s agent must disclose to the buyer any material information known to the agent.

IF THE BROKER ACTS AS AN INTERMEDIARY:

A broker may act as an intermediary between the parties if the broker complies with The Texas Real Estate License Act. The broker must obtain the written consent of each party to the transaction to act as an

intermediary. The written consent must state who will pay the broker and, in conspicuous bold or underlined print, set forth the broker’s obligations as an intermediary. The broker is required to treat each party honestly and fairly and to comply with The Texas Real Estate License Act. A broker who acts as an intermediary in a transaction:

(1) shall treat all parties honestly;

(2) may not disclose that the owner will accept a price less than the asking price unless authorized in writing to do so by the owner;

(3) may not disclose that the buyer will pay a price greater than the price submitted in a written offer unless authorized in writing to do so by the buyer; and

(4) may not disclose any confidential information or any information that a party specifically instructs the broker in writing not to disclose unless authorized in writing to disclose the information or required to do so by The Texas Real Estate License Act or a court order or if the information materially relates to the condition of the property.

With the parties’ consent, a broker acting as an intermediary between the parties may appoint a person who is licensed under The Texas Real Estate License Act and associated with the broker to communicate with and carry out instructions of one party and another person who is licensed under that Act and associated with the broker to communicate with and carry out instructions of the other party.

If you choose to have a broker represent you, you should enter into a written agreement with the broker that clearly establishes the broker’s obligations and your obligations. The agreement should state how and by whom the broker will be paid. You have the right to choose the type of representation, if any, you wish to receive. Your payment of a fee to a broker does not necessarily establish that the broker represents you. If you have any questions regarding the duties and responsibilities of the broker, you should resolve those questions before proceeding.

Real estate licensee asks that you acknowledge receipt of this information about brokerage services for the licensee’s records.

Village at Ballpark - Arlington, TX

VILLAGE AT BALLPARK ARLINGTON, TX

WE

PIERSON RETAIL ADVISORS & THE VITORINO GROUP