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August 2008
Newmark Knight Frank Overview

                                                            Newmark Knight Frank Financial Services Clients
National Coverage

 Newmark was founded in 1929 in New York, Knight
 Frank was founded in 1896 in London.                              INSTITUTIONAL              FUND MANAGEMENT                  PRIVATE EQUITY

                                                                  The Bank of New York             Omega Advisors              Apollo Management
 One of the largest independent full-service real estate                Citigroup              Soros Fund Management             Behrman Capital
                                                                 The Goldman Sachs Group     Moore Capital Management         The Blackstone Group
 firms in the world                                                  JPMorgan Chase         Eton Park Capital Management        The Carlyle Group
                                                                     Lehman Brothers            Old Lane Management           Centerbridge Partners
                                                                      Merrill Lynch                  TPG – Axon                  Harvest Partners
 Serves as leasing agent and/or property manager for over             Morgan Stanley          Alstra Capital Management     Lincolnshire Management
 100 million square feet of commercial space nationally               Wachovia Bank                 QVT Financial           Providence Equity Partners
                                                                                                    Arden Advisors
                                                                          UBS                                                  Texas Pacific Group
                                                                                             Diamondback Advisors NY
                                                                                                         LLC
                                                                                                  Healthcor Partners
 National Offices                                                                                   Samlyn Capital
                                                             ADVISORY / SPECIALIST /
                                                                                              PRIME BROKERAGE                 DISTRESSED DEBT
                                                                        OTHER
                                                             AMBAC Financial Group, Inc.            Bear Stearns                  ESL Partners
                                                                 Archipelago Holdings                Citigroup             GSO Capital Partners (Hybrid)
                                                                       Bloomberg             Credit Suisse First Boston      MatlinPatterson Global
                                                                                                                                    Advisers
                                                              BrokerTec – Garban - ICAP           Deutsche Bank
                                                                                                                              WL Ross & Company
                                                                   Evercore Partners         The Goldman Sachs Group
                                                                                                                            Quadrangle Debt Recovery
                                                               First New York Securities            Hoenig/ITG
                                                                                                                                    Advisors
                                                                         i-Deal                   Morgan Stanley
                                                              International Fund Services              UBS
                                                                 Knight Trading Group
                                                                         Sagent
                                                              Peter J. Solomon Company
                                                                     Sanford I. Weill




                                                        Page 2
Newmark Knight Frank Overview

 Newmark Knight Frank’s Global Reach
   One of the largest independent real estate service firms in the world
   Employs over 800 people throughout the United States, and 6,300 professionals worldwide
   Operates from over 165 offices in established and emerging property markets on six continents
   Handles transactions worth over $47.6 billion, with revenues exceeding $872 million, annually
   Delivers seamless worldwide service through open information exchange with international broker teams




                                                     Page 3
Summary of Credit Tenant Lease Structure

  Generally viewed as a bond rather than a real estate loan
  Tenant’s credit is the primary underwriting criteria, not the underlying real estate
  Tenants are investment grade with the published credit ratings of BBB- / Baa3 or better by
  Standard & Poor’s, Moody’s or Fitch
  Leases will have no landlord responsibilities (triple-net / bondable leases)
  Depending upon the asset, lease can be structured as an operating or capital lease
  All risks, except credit, are mitigated through insurance policies
     Casualty Gap Insurance
     Condemnation Insurance
  Ability to provide up to 105% financing
  Lease terms may be 15 – 30 years, with renewal rights and/or purchase options
  Typical lenders are bond departments of insurance companies or pension funds
  Always a direct pay from the Tenant
  Always a stand-alone building, with a separate tax parcel



                                                 Page 4
Why a CTL?

 Transaction can be funded in 90 – 120 days

 150 – 300 basis points less expensive than a traditional sale/leaseback or build-to-suit

 Zero cash flow to Owner

 Assets can be fully monetized at, or above, market values

 Tenant can have purchase option at the end of lease term at a fraction of then market value

 Transaction is priced from an index tracking the 10-year treasury, at an equivalent of 150 – 200
 basis points above current treasury depending on Tenant’s credit rating

 Residual Value Insurance policy allows up to 42% of asset value to be unamortized over lease
 term

 Smaller assets can be bundled into one master lease




                                                Page 5
Who is Utilizing CTLs

  A number of investment grade companies, universities and municipalities are utilizing credit tenant leases,
  including:




                                                      Page 6
Credit Tenant Lease (CTL)

  Fixed renewals for up to 30 years at today’s
  rates                                                                              Asset or Build-to-Suit
                                                                                         Sold to structured
                                                                                           lease investor
  Fully FASB 13 compliant operating lease


  Ability to finance virtually all tenant
                                                                                         Debt Financed
  improvement costs within operating lease
                                                                                         With LT Bonds

  Complete asset control
                                                                                          Credit Based
                                                                                            Based on LT
                                                                                            Credit Rating
  Very tax efficient

                                                                                                               Example
                                                                                   AA
                                                                                                               3.84% Treasury
                                                                          Fully Amortizing Debt
  Structured with residual value insurance (no
                                                                                                               0.95 Corporate rate
                                                                           @ 10 year treasury
  tenant residual obligation)                                                                                  0.55 Structure/RVI
                                                                         + Corporate credit rate
                                                                                                               5.34% Rate Structure
                                                                  + 55-85 Basis points for Structure/RVI




                               For information regarding this Financing Structure, please contact:
                 Patrick M. Duffy, Managing Principal at (404) 926-1106 or Ed Hartwell, Associate (404) 926-1143

                                                             Page 7
201 17th Street, Suite 900, Atlanta, GA 30363 • Tel: 404.926.1100 • Fax: 404.926.1101 • www.newmarkkf.com
                        United States: New York • Atlanta • Boston • Chicago • Connecticut • Dallas • Detroit • Houston • Long Island • Los Angeles • Miami
                                     Nashville • New Jersey • Orange County, CA • San Francisco • San Jose • Washington, D.C. • Westchester

   International: Australia • Belgium • Botswana • Brazil • China • Czech Republic • France • Germany • Hong Kong • India • Indonesia • Ireland • Italy • Kenya • Malawi • Malaysia
              Netherlands • Nigeria • Poland • Portugal • Russia • Singapore • Spain • Tanzania • Thailand • Uganda • Ukraine • United Kingdom • Zambia • Zimbabwe

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Credit Tenant Lease

  • 2. Newmark Knight Frank Overview Newmark Knight Frank Financial Services Clients National Coverage Newmark was founded in 1929 in New York, Knight Frank was founded in 1896 in London. INSTITUTIONAL FUND MANAGEMENT PRIVATE EQUITY The Bank of New York Omega Advisors Apollo Management One of the largest independent full-service real estate Citigroup Soros Fund Management Behrman Capital The Goldman Sachs Group Moore Capital Management The Blackstone Group firms in the world JPMorgan Chase Eton Park Capital Management The Carlyle Group Lehman Brothers Old Lane Management Centerbridge Partners Merrill Lynch TPG – Axon Harvest Partners Serves as leasing agent and/or property manager for over Morgan Stanley Alstra Capital Management Lincolnshire Management 100 million square feet of commercial space nationally Wachovia Bank QVT Financial Providence Equity Partners Arden Advisors UBS Texas Pacific Group Diamondback Advisors NY LLC Healthcor Partners National Offices Samlyn Capital ADVISORY / SPECIALIST / PRIME BROKERAGE DISTRESSED DEBT OTHER AMBAC Financial Group, Inc. Bear Stearns ESL Partners Archipelago Holdings Citigroup GSO Capital Partners (Hybrid) Bloomberg Credit Suisse First Boston MatlinPatterson Global Advisers BrokerTec – Garban - ICAP Deutsche Bank WL Ross & Company Evercore Partners The Goldman Sachs Group Quadrangle Debt Recovery First New York Securities Hoenig/ITG Advisors i-Deal Morgan Stanley International Fund Services UBS Knight Trading Group Sagent Peter J. Solomon Company Sanford I. Weill Page 2
  • 3. Newmark Knight Frank Overview Newmark Knight Frank’s Global Reach One of the largest independent real estate service firms in the world Employs over 800 people throughout the United States, and 6,300 professionals worldwide Operates from over 165 offices in established and emerging property markets on six continents Handles transactions worth over $47.6 billion, with revenues exceeding $872 million, annually Delivers seamless worldwide service through open information exchange with international broker teams Page 3
  • 4. Summary of Credit Tenant Lease Structure Generally viewed as a bond rather than a real estate loan Tenant’s credit is the primary underwriting criteria, not the underlying real estate Tenants are investment grade with the published credit ratings of BBB- / Baa3 or better by Standard & Poor’s, Moody’s or Fitch Leases will have no landlord responsibilities (triple-net / bondable leases) Depending upon the asset, lease can be structured as an operating or capital lease All risks, except credit, are mitigated through insurance policies Casualty Gap Insurance Condemnation Insurance Ability to provide up to 105% financing Lease terms may be 15 – 30 years, with renewal rights and/or purchase options Typical lenders are bond departments of insurance companies or pension funds Always a direct pay from the Tenant Always a stand-alone building, with a separate tax parcel Page 4
  • 5. Why a CTL? Transaction can be funded in 90 – 120 days 150 – 300 basis points less expensive than a traditional sale/leaseback or build-to-suit Zero cash flow to Owner Assets can be fully monetized at, or above, market values Tenant can have purchase option at the end of lease term at a fraction of then market value Transaction is priced from an index tracking the 10-year treasury, at an equivalent of 150 – 200 basis points above current treasury depending on Tenant’s credit rating Residual Value Insurance policy allows up to 42% of asset value to be unamortized over lease term Smaller assets can be bundled into one master lease Page 5
  • 6. Who is Utilizing CTLs A number of investment grade companies, universities and municipalities are utilizing credit tenant leases, including: Page 6
  • 7. Credit Tenant Lease (CTL) Fixed renewals for up to 30 years at today’s rates Asset or Build-to-Suit Sold to structured lease investor Fully FASB 13 compliant operating lease Ability to finance virtually all tenant Debt Financed improvement costs within operating lease With LT Bonds Complete asset control Credit Based Based on LT Credit Rating Very tax efficient Example AA 3.84% Treasury Fully Amortizing Debt Structured with residual value insurance (no 0.95 Corporate rate @ 10 year treasury tenant residual obligation) 0.55 Structure/RVI + Corporate credit rate 5.34% Rate Structure + 55-85 Basis points for Structure/RVI For information regarding this Financing Structure, please contact: Patrick M. Duffy, Managing Principal at (404) 926-1106 or Ed Hartwell, Associate (404) 926-1143 Page 7
  • 8. 201 17th Street, Suite 900, Atlanta, GA 30363 • Tel: 404.926.1100 • Fax: 404.926.1101 • www.newmarkkf.com United States: New York • Atlanta • Boston • Chicago • Connecticut • Dallas • Detroit • Houston • Long Island • Los Angeles • Miami Nashville • New Jersey • Orange County, CA • San Francisco • San Jose • Washington, D.C. • Westchester International: Australia • Belgium • Botswana • Brazil • China • Czech Republic • France • Germany • Hong Kong • India • Indonesia • Ireland • Italy • Kenya • Malawi • Malaysia Netherlands • Nigeria • Poland • Portugal • Russia • Singapore • Spain • Tanzania • Thailand • Uganda • Ukraine • United Kingdom • Zambia • Zimbabwe