Rio 2100

Jones Lang LaSalle, Inc. ("JLL"), as exclusive advisor, is pleased to present the opportunity to acquire Rio 2100 (the "Property"), a 300,000 square foot, two-building, Class A office campus located at 2114 and 2116 East Achieve Way in Tempe, Arizona. Delivered in 2018 and 2019 and situated on ±12.2 acres within the ±60-acre Rio 2100 master-planned business park, the Property is currently 100% leased to Achieve (formerly Freedom

Financial Network) and NewRez — a wholly-owned subsidiary of Rithm Capital (NYSE: RITM) — under long-term, triple-net leases expiring concurrently on June 30, 2030.

Situated within Tempe, Arizona's dominant office submarket — where Tier 1 and Tier 2 vacancy is a market-leading 11.6% and active tenant demand of 1.75 million square feet outpaces every other Phoenix submarket by 2.5x — Rio 2100 is one of a handful of true Class A, large-floor-plate campuses capable of accommodating a large corporate user. In-place rents of $30.40/SF NNN (FSG Equivalent: $36.90) are well below the Tempe Tier 1 and Tier 2 weighted average of $49.13/SF and present a 40.2% mark-to-market opportunity, the largest in Tempe.

A 40-year Government Property Lease Excise Tax ("GPLET") structure sets property taxes for the next 32 years at no more than $1.87/SF. This set tax advantage creates a durable structural cost-of-occupancy advantage that is unmatched within the Tempe market.

Rio 2100 provides investors with a unique combination of contracted NNN cash flow, substantial embedded rent upside, and a structural competitive advantage in an effectively supply-constrained market — available at a meaningful discount to both current market rents and replacement cost.