DC Metro Investment Property Mills Crossing Strip Mall

14330 - 14338 Gideon Dr MILLS CROSSING @ POTOMAC MILLS
Woodbridge, Virginia 22192

NORTHERN VIRGINIA INVESTMENT OPPORTUNITY
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Priimary Retaiill Corriidor IInvestment:: Pr mary Reta Corr dor nvestment

Property Address: 14330 - 14338 Gideon Dr, Woodbridge, VA 22192 Potomac Mills / I-95 Corridor Submarket Executive Summary: 7,200 SF Total Rentable Area (100% Leased) $2,775,600 Purchase Price ($385.50 Price/SF) $178,405.71 NOI (Net Operating Income) In Place 6.43% Cap Rate (NOI Purchase Price) Net-Net Lease (Landlord is responsible for repairs to the Foundation, Roof (excluding HVAC) and Structure, Common Areas, Building Insurance, and Real Estate Taxes.) Investment Highlights: Adjacent to the 1,606,000 sf (9,000 parking) Potomac Mills Super Regional Mall; Anchors include Bloomingdales, Sears, Neiman Marcus, JC Penny, Saks Fifth Avenue, Costco, T.J. Maxx, Nordstrom, AMC 18 Theatres, & many more. Area retailers include Home Depot, Kohl's, IKEA, Best Buy, Old Navy, Lowes, Wal-Mart, hhgregg, BJs, Havertys, Target, Dicks Sporting Goods, Pier 1 Imports, among many others. Demographic Information & Area Profile: Average Household Income of $81,832 within a 5 mile radius (2010 estimate) Average number of Households 69,647 within a 5 mile radius (2010 estimate) Average Population of 203,245 within a 5 mile radius (2010 estimate), 399,973 for Prince William County and is projected to grow to 535,629 persons by 2030 Prince William Countys unemployment rate was 5.6% as of August 2010, compared to VA at 7.0% & 9.6% nationally
Wall--Mart Wa Mart Sams Cllub Sam s C ub JC Penny JC Penny S EA RS SEA R S Burlliington Marshalllls Bur ngton Marsha s T.. J.. Maxx T J Maxx Olld Navy O d N a vy Blloomiingdalles IKEA B oom ngda es Costco IKEA AMC Pottomac Costco AMC Po omac Nordstrom Nordstrom
Miilllls 18 Theaters M s 18 Theaters
Piier 1 IImports P er 1 mports Kaiiser Permanente Ka ser Permanente Woodbrriidge Mediicall Centterr Stafford Uniiversiity Woodb dge Med ca Cen e Stafford Un vers ty HAVERTYS HAVERTYS Toys R Us hhgregg Toys R Us hhgregg
R. L. Travers & Associates, Inc.
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Post Office Box 686 Springfield, Virginia 22150 P: 703.339.0100 F: 703.550.8815 www.rltinc.net
For more information, please contact: Guy Travers, Principal Broker 703.339.0100 gtravers@rltinc.net
Disclaimer: We have in preparing this information, used our best endeavors to ensure that the information contained herein is true and accurate, and deemed to be a reliable reflection of market values or has been secured from sources we believe to be reliable, but we make no representation, guarantee or warranties, expressed or implied, as to the accuracy of the information complete, or reliable, current or error-free and assume no responsibility for any errors or omissions contained therein. All references to age, square footage, income, and expenses are approximate. This is not a survey, any pictures, images, or drawings are only for illustrative purposes. Any party should conduct their own independent investigations and rely solely on those results. This is not intended as a listing solicitation for a property currently listed with another broker.

Investment Overview
Located in the heart of the Primary Retail Corridor for Prince William County, this investment offering is for the opportunity to purchase the Mills Crossing (Property), which is an approximately 7,260 square feet of shopping plaza, fully leased, located on a parcel consisting of 39,539 square feet (0.91 acres of land); which is adjacent to Pier 1 Imports, Kaiser Permanente Woodbridge Medical Center, Stafford University, Bamboo Buffet Noodle & Grille, and Costco Potomac Mills & Gas Station. The Property is strategically located next to the Potomac Mills Mall, renovated in 2005, and has over 225 retailers and an 18-screen AMC movie theater. Potomac Mills Mall Anchors include Against All Odds, AMC Theatres, Bloomingdale's Outlet, Books-A-Million, Modell's Sporting Goods, Neiman Marcus Last Call Clearance Center, Nike Factory Outlet, Nordstrom Rack, Off Broadway Shoe Warehouse, Old Navy, Off 5th Saks Fifth Avenue, Sears Outlet, TJ Maxx, Victoria's Secret, XXI Forever, Burlington Coat Factory, Brooks Brothers, & Costco. Other major retailers in the immediate trade area include Havertys Furniture, Toys R Us, HHgregg, AJ-Wright, Staples, IKEA, Sams Club, Wal-Mart, Dick's Sporting Goods, PetSmart, Target, Office Depot, Home Depot, Flooring America, Lowes, Kohl's, BJs, Wegmans Potomac & many more.
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Property: Price: As-Is NOI (100% Leased): Rental Increases: Capitalization (Cap) Rate: Monthly Cash Flow (after expenses): Cash On Cash Return (before-taxes): Building Size Total: Site Area: Address:

Mills Crossing $2,775,600 $178,405.71 (as of March 1st, 2011) Yearly during base term 6.43% $14,867.14 (Loan Points & Mortgage Not Included) 12.86% (First Year Cash Flow 50% Down Payment / Initial Investment) 7,260 SF included in the offering 39,539 SF (0.91 acres of land) 14330 - 14338 Gideon Drive, Woodbridge, Virginia 22192 Prince William County
Investment Summary
Parcel Number (APN): Year Built: Ownership: Lease Type:
8291-78-6532, Neighborhood Shopping Center 2008 Fee Simple Interest Net-Net (double-net) lease. Landlord is responsible for repairs to the Foundation, Roof (excluding HVAC) and Structure, Common Areas, Building Insurance, and Real Estate Taxes.
Rent Roll / Lease Summary

Suite Tenant Happy Home Child Learning Center, Inc. Tee'd Off Indoor Golf Total Initial Lease Sq Ft () Term Nov-08 4,000 to (56%) Oct-13 (5 Yrs) Mar-09 3,200 to (44%) Apr-12 (3 Yrs) 7,200
Rentable
Monthly Annual Rent Rent
Rent Increases PSF
CAM
Real Estate Taxes
INS
Renewal Options
A-C
$129,000.00 $10,750.00 $32.25
Nov-11 9.3% $1,688.96 $7,386.79 $1,512 Annually Mar-11 3% $1,327.04 $5,803.91 $1,188 Annually $3,016.00 $13,190.70 $2,700
None
D-E
$68,312.41 $5,692.70 $21.35 (aso 3/1/11) $197,312.41 $16,442.70 Post Office Box 686 Springfield, Virginia 22150 P: 703.339.0100 F: 703.550.8815 www.rltinc.net
None
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Tenant Happy Home Child Learning Center, Inc. Tee'd Off Indoor Golf

Lease Date 2011 Minimum Rent Total Start End Annual Monthly PSF Revenue Nov-08 Oct- $129,000.00 $10,750 $32.25 $129,000.00 13 MarFeb- $68,312.41 $5,692.70 $21.35 $68,312.41 09 12 100.0% Totals $197,312.41 $197,312.41 0.0% 100.0%
CAM Real Estate Taxes Insurance Management Fee Non-Recoverable Total Expenses Net Operating Income ($0.42) ($146,090) ($1.83) ($384,436) ($0.38) ($24,435) ($2.63) ($18,906.70) $10.44 $178,405.71
In-Place Proforma: For Calendar Year Ending December 31, 2011

Suite GLA A-C 4,000 D-E 3,200
Total 7,200 Vacant 0 Occupied 7,200
Cash Flow Projections - 10-Year Hold

2011
GROSS INCOME Minimum Rent TOTAL MINIMUM RENT Recoveries TOTAL GROSS INCOME Credit / Vacancy Reserve EFFECTIVE GROSS INCOME EXPENSES CAM Taxes Insurance TOTAL EXPENSES NET OPERATING INCOME CAPITAL COSTS Tenant Improvements Leasing Commissions Capital Reserves TOTAL CAPITAL COSTS OPERATING CASH FLOW
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
$197,312.41 $211,263.46 $225,224.16 $239,184.87 $253,145.57 $267,106.28 $281,066.98 $295,027.69 $308,988.39 $322,949.10 $336,909.80 $197,312.41 $211,263.46 $225,224.16 $239,184.87 $253,145.57 $267,106.28 $281,066.98 $295,027.69 $308,988.39 $322,949.10 $336,909.80 $197,312.41 $211,263.46 $225,224.16 $239,184.87 $253,145.57 $267,106.28 $281,066.98 $295,027.69 $308,988.39 $322,949.10 $336,909.80
$197,312.41 $211,263.46 $225,224.16 $239,184.87 $253,145.57 $267,106.28 $281,066.98 $295,027.69 $308,988.39 $322,949.10 $336,909.80 (3,016.00) (13,190.70) (2,700.00) (18,906.70) $178,405.71 0 0 0 0 $178,405.71 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
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Site Plan & Floor Plan
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Smoketown Plaza Shopping Center
Center at Rolling Wood Shopping Center
Parkway Crossing West
Marumsco Plaza Shopping Center
Prince William Commons Shopping Center
Parkway Crossing East
Springwood Shopping Center
Smoketown Stations
MILLS CROSSING
14330 - 14338 Gideon Dr, Woodbridge, VA 22192
Sentara Potomac Hospital
Prince William Square Shopping Center Potomac Festival II Shopping Center
Daniel Stewart Square Shopping Center Ashdale Plaza Shopping Center Potomac Festival I Shopping Center Stonebridge at Potomac Town Center
Natiionall Museum off Nat ona Museum o Ameriicans iin Wartiime Amer cans n Wart me
500,000 SF of Class A office space 500 Residential apartment units
SURROUNDING MAJOR RETAILERS
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For more information, please contact: Guy Travers, Principal Broker 703.339.0100 gtravers@rltinc.net COMMERCIAL REAL ESTATE, LAND DEVELOPMENT, PROPERTY MANAGEMENT

Tenant Profiles
Summary Happy Home Child Learning Center, named one of Northern Virginia's Top 50 Daycare Centers by Northern Virginia Magazine. Happy Home Learning Center began in 1994 in Alexandria, VA with a staff of six serving 45 children. It soon had a six month waiting list. In 1998, Founder, Mrs. Tillman, opened a second site, also in Alexandria, VA. Boasting 102 students and 16 full-time staff, the Alexandria centers were nominated Small Business of the Year and was nationally accredited in 1996 by the National Association for the Education of Young Children. The third center opened in September 2009 in Woodbridge, VA, and is located next to the Potomac Mills Commuter Lot and Potomac Mills. Happy Home Child Learning Center takes pride in requiring highly trained staff, teachers and teacher assistants. The centers fill quickly and do carry a waiting list. Ages of childcare are from 3 months through 5 years old. Hours of operation are from 6:30 AM to 6:00 PM, Monday through Friday, closed on major holidays. Year Founded: 2009 Products / Services: Professional Golf Simulators, Golf Lessons, & Golf Leagues Number of Stores: 1 Website: www.teedoffgolf.net Summary For over 200 years, golf has been played outdoors. Now it's found its way indoors. Tee'd Off Indoor Golf is the newest game improvement and entertainment facility in the Woodbridge VA area. We offer the latest in golf simulator technology , using GSA simulators. Imagine playing some of the finest golf courses in the world in the comfort of our indoor facility. These courses offer the best in true 3D real time golf simulation. Tee'd Off Golf is not only a place to play but, also a place to learn. With the combination of our detailed swing analysis software and our teaching pro to help you understand the data, you'll be playing like a pro in no time. Play year round golf on your choice of world championship golf courses. You can: Drive, chip and putt; Play with your own clubs and balls; Choose course conditions (play in the rain without getting wet); See your accurate ball flight; and Practice on driving ranges and analyze your swing. Tee'd Off Golfs GSA golf software and course collection represents the best in true 3D real-time golf simulation software, including: Hazeltine National - Chaska, Mn, Richlands C.C. - Palm Beach, FL, Kennemer - Noord Holland, Netherlands, Oakfield Country Club Nova Scotia, Canada, Royal Links - Las Vegas, NV, Celtic Manor Wales, and many more. Located across the street from Costco-Potomac Mills Mall, with On-Site Professional Golf Instruction available. Leagues and Fund Raising Events available. Private Parties with catering available. Winter Hours: Monday - Saturday 10-8, Sunday - By tee time only.
Year Founded: 1994 Products / Services: Child / Day Care & School Number of Stores: 3 Website: www.happyhomeclc.org
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International Weekly Non-Stop & Direct Flights from Washington Area Airports, 2009
Greater Washington Region - A Major World Capital Connection and Global Center Of Commerce
SOURCE: Metropolitan Washington Airports Authority and Baltimore / Washington International Thurgood Marshall Airport
Greater Washington Offers Unparalleled Global Connectivity: Greater Washington tops U.S., worldwide lists in business, employment - Washington Business Journal, June 11, 2010 The nation's capital is emerging from the recession better than any other major metropolitan area in the country. Forbes Greater Washington Dominates Inc. 500 List of Fastest-Growing Companies - CityBizList, August 13, 2009 Washington DC is the only metropolitan area east of the Mississippi River characterized by high levels of growth, diversity, and educational attainment. - Brookings Institute Report says greater Washingtons economy is strong and ready to flourish post-recession - Virginia Business, June 11, 2010 Easier to do Business in Greater Washington than Rest of U.S., by a wide margin of 71-to-15 percent - Clarus Research Group Greater Washington Ranks #2 In Median Household Income among U.S. Metropolitan Regions 2008 U.S. Census data No. 1 Metros Where the Recession Is Easing Forbes No. 2 Top Metros for Quality of Life and 10 Best Places for Young Adults - Portfolio.com The region is chock-full of job prospects, entertainment venues and great neighborhoods, and it is booming. - Kiplingers Washington, DC is increasingly drawing in the young and wealthy. - Nielsen Claritas Washington DC Area Outranks All USA Cities for Real Estate Investment - Association of Foreign Investors in Real Estate (AFIRE) 2010 Greater Washington Initiative Regional Report Highlights: Greater Washingtons Economy is Best Positioned in the US to Excel Post-Recession - New jobs, diverse industry, and low unemployment make Greater Washington a region without peer 5th largest regional economy in the US with a 2009 GRP of $443 billion Unemployment rate consistently below national average #1 among major metropolitan regions for female executives 56% higher than national average Home to 18 Fortune 500 company headquarters representing $308 billion in annual revenues 48 Inc. 500 fastest-growing companies #1 region in US for 13 consecutive years Home to more than 1,000 foreign-owned companies, representing more than 50 countries #1 US city and #2 global city for real estate investment
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Population Comparison Graph for Virginias Most Populace Counties:
Population in 5 Mile Radius of the Neighborhood Retail - (Strip Mall / Center) 14338-14330 Gideon Dr - Mills Crossing, Woodbridge, VA 22192, Woodbridge / I-95 Corridor Submarket Population 1 Mile 3 Mile 5 Mile 2010 Total Population: 7,329 101,411 203,245 Pop Growth 2010-2015: 8.70% 4.10% 5.10% Per Capita Income: $30,484 $29,372 $31,960 Average Age: 38.80 34.00 34.10 Households 2010 Total Households: 2,458 34,697 69,647 HH Growth 2010-2015: 9.20% 4.50% 5.50% Median Household Inc: $78,203 $75,419 $81,832 Avg Household Size: 2.90 2.91 2.91 Avg HH Vehicles: 1.80 1.90 2.00 Avg Travel Time - Wrk: 36 min 38 min 39 min Housing Median Housing Value: $246,941 $235,886 $259,612 Median Year Built: 1996 1984 1987
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Prince William County Demographics
Prince William County at a glance, Prince William County Department of Economic Development Community Profile: Prince William County, the newest center for business opportunity in the Metropolitan Washington area, is only 30 miles southwest of the nations capital. Prince William County is home to Northern Virginias newest technology park, Innovation @ Prince William Technology Park, anchored by George Mason University, American Type Culture Collection, Lockheed Martin Federal Systems and is adjacent to Micron Technology Virginia. Recent corporate additions to the County include Science Applications International Corporation (SAIC), Advion Biosciences Inc., Zestron, FBIs Northern Virginia Resident Agency, and Jacobs Technology. With a population of 399,973 (2030 forecast: 535,629), Prince William County is a youthful and vigorous community where schools annually outpace state and national achievement standards, and nearly half of the adult population has a college degree. Prince William County is fast becoming the heart of the highly-educated Northern Virginia labor pool, as 75% of Northern Virginia workers live within a 30-minute rush-hour commute of the center of the County. Resources, ease-ofliving and location are all here at Prince William. Total square miles : 348 (222,615 acres) including towns & cities Populati on: 399,973* (Sept 15 t h , 2010, PWC OIT) *estimate Labor force: 212,199 (Virginia Employment Commission ) At-plac e employment: 103,411 (4 t h Quarter 2 009) At-place average weekly wages in Northern Virginia grew by 5 .2% in the last year and 20 .1% since 2004. Unemployment rate: 5.6% (August 2010, VEC) National = 9.6% & VA = 7.0%
Average Annual Unemployment Rates 1990-2010 Prince William County, Virginia, United States
Source: Virginia Employment Commission. Briefing.com
Median household income: $89,785 - Census Bureaus 2008 American Community Survey (ACS). This ranks eleventh among the largest counties in the nation (4 t h in Virginia), & is an indication of the relative wealth of Prince William & the Greater Washington area, which includes 9 of the top 20 counties in the U.S. for median household income. The per capita income in Prince William County in 2009 was $35,890. Adults with a college degree: According to the Census Bureaus 2009 ACS, 39.9% of adults in Prince William County had bachelors degrees or higher, compared to 27.9% in the na tion as a whole. Prince William Quick Facts: Prince William has the 2nd largest school system in VA (All high schools rank in top 6% of Newsweek / Washington Post Challenge Index), 10 public golf courses, 6 marinas, 55 county parks w/ over 150 miles of hiking, biking & running trails and several equestrian friendly parks & trails.
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Washington Dulles International Airport (IAD)
Greater Washington DC Metropolitan Area Map:
Manassas Battlefield Park United States Army Fort Belvoir Located in Fairfax County & has a population of 7,176 as of the 2000 census & is the HQ for the: Defense Logistics Agency, Defense Audit Agency Acquisition University, Defense Contract Defense Technical Information Center, US Army Criminal Investigation Command, US Army Intelligence & Security Command, US Army Materiel Command, Defense Threat Reduction Agency, the US Department of Defense, National Geospatial-Intelligence Agency, & DeWitt Army Community Hospital The National Museum of the United States Army
Ronald Reagan Washington National Airport (DCA)
Manassas Regional Airport (HEF)
The National Museum of Americans in Wartime
Prince William Forest Park
The National Museum of the Marine Corps and Heritage Center
Stafford Regional Airport (KRMN)
Marine Corps Base Quantico Known as the "Crossroads of the Marine Corps", MCB Quantico, is a major US Marine Corps training base located and covering nearly 100 sq. mi. in southern Prince William County, & with over 12,000 military & civilian personnel (including families) based here. It is also home of the Marine Corps Officer Candidates School, Marine Corps Research Center & FBI Academy
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DC Metro Investment Property Mills Crossing Strip Mall

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14330 - 14338 Gideon Dr MILLS CROSSING @ POTOMAC MILLS

Woodbridge, Virginia 22192

Priimary Retaiill Corriidor IInvestment:: Pr mary Reta Corr dor nvestment

R. L. Travers & Associates, Inc.

14330 - 14338 Gideon Dr MILLS CROSSING @ POTOMAC MILLS

NORTHERN VIRGINIA INVESTMENT OPPORTUNITY

R. L. Travers & Associates, Inc.

14330 - 14338 Gideon Dr MILLS CROSSING @ POTOMAC MILLS

NORTHERN VIRGINIA INVESTMENT OPPORTUNITY

Parcel Number (APN): Year Built: Ownership: Lease Type:

Rent Roll / Lease Summary

Monthly Annual Rent Rent

Rent Increases PSF

Real Estate Taxes

$129,000.00 $10,750.00 $32.25

R. L. Travers & Associates, Inc.

14330 - 14338 Gideon Dr MILLS CROSSING @ POTOMAC MILLS

NORTHERN VIRGINIA INVESTMENT OPPORTUNITY

In-Place Proforma: For Calendar Year Ending December 31, 2011

Total 7,200 Vacant 0 Occupied 7,200

Cash Flow Projections - 10-Year Hold

R. L. Travers & Associates, Inc.

14330 - 14338 Gideon Dr MILLS CROSSING @ POTOMAC MILLS

NORTHERN VIRGINIA INVESTMENT OPPORTUNITY

R. L. Travers & Associates, Inc.

Smoketown Plaza Shopping Center

Center at Rolling Wood Shopping Center

Parkway Crossing West

Marumsco Plaza Shopping Center

Prince William Commons Shopping Center

Parkway Crossing East

Springwood Shopping Center

Prince William Square Shopping Center Potomac Festival II Shopping Center

500,000 SF of Class A office space 500 Residential apartment units

SURROUNDING MAJOR RETAILERS

R. L. Travers & Associates, Inc.

14330 - 14338 Gideon Dr MILLS CROSSING @ POTOMAC MILLS

NORTHERN VIRGINIA INVESTMENT OPPORTUNITY

R. L. Travers & Associates, Inc.

14330 - 14338 Gideon Dr MILLS CROSSING @ POTOMAC MILLS

NORTHERN VIRGINIA INVESTMENT OPPORTUNITY

R. L. Travers & Associates, Inc.

14330 - 14338 Gideon Dr MILLS CROSSING @ POTOMAC MILLS

R. L. Travers & Associates, Inc.

14330 - 14338 Gideon Dr MILLS CROSSING @ POTOMAC MILLS

NORTHERN VIRGINIA INVESTMENT OPPORTUNITY

Source: Virginia Employment Commission. Briefing.com

R. L. Travers & Associates, Inc.

14330 - 14338 Gideon Dr MILLS CROSSING @ POTOMAC MILLS

NORTHERN VIRGINIA INVESTMENT OPPORTUNITY

Greater Washington DC Metropolitan Area Map:

Ronald Reagan Washington National Airport (DCA)

Manassas Regional Airport (HEF)

The National Museum of Americans in Wartime

Prince William Forest Park

The National Museum of the Marine Corps and Heritage Center

Stafford Regional Airport (KRMN)

R. L. Travers & Associates, Inc.

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