COMPANIES, INC.

EXCLUSIVE LISTING

YOuR SOuRCE FOR INVESTMENT REAL ESTATE YOUR SOURCE FOR INVESTMENT REAL ESTATE

CALKAIN REALTY ADVISORS

Licensed Real Estate Broker

OFFERING MEMORANDUM - NNN Office Condo

Leased to:

EOIR Technologies, Inc. | Lorton, VA

C O N TA C T
GERALD E. BURG MANAGING DIRECTOR (703) 787-4714 jburg@calkain.com ANDREW FALLON INVESTMENT SALES & RESEARCH ANALYST (703) 787-4714 afallon@calkain.com
C A L K A I N C O M PA N I E S , I N C .
WASHINGTON DC | FLORIDA | MARYLAND

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Disclaimer

The information contained in the following Investment Prospectus is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Calkain Companies, Inc. and its subsidiaries, and should not be made available to any other person or entity without the written consent of Calkain Companies, Inc. This offering memorandum has been prepared to provide summary, unverified information to prospective purchasers, and to establish only a preliminary level of interest in the subject property(s). The information contained herein is not a substitute for a thorough due diligence investigation. Calkain Companies, Inc. and its subsidiaries have not made any investigation, and make no warranty or representation, with respect to the income or expenses for the subject property(s), the future projected financial performance of the property, the size and square footage of the property(s) and improvements, the presence or absence of contaminating substances, PCBs or asbestos, the compliance with State and Federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant, or any tenants plans or intentions to continue its occupancy of the subject property(s). The information contained in this Investment Prospectus has been obtained from sources we believe to be reliable; however neither Calkain Companies, Inc. and its subsidiaries nor the Seller have verified, and will not verify, any of the information contained herein, nor has Calkain Companies, Inc. and its subsidiaries or the Seller conducted any investigation regarding these matters and make 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.

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Financial Summary

Price $1,236,900 | CAP Rate 8.00%

9 0 1 0 Lor ton Station Boulevard | Lor ton , VA 2 2 0 7 9
NOI Rent/Month Rent/SF Rentable SF Proportionate Share Tenant Name Guarantor Website Delivery Date of Building Developer $98,952 $8,246 $26.78 3,695 8.69% EOIR Technologies, Inc. Corporate www.eoir.com 2009 Rockledge Realty Partners Lease Structure Lease Term Lease Commencement Rent Commencement Lease Expiration Increases Options Tenant Improvements Tenant Improvements/SF Security Deposit NNN - Tenant reimburses all condo fees and expenses 7 Years February, 2009 July 27, 2009 July 31, 2016 3% Annual One (1), Five (5) Year $187,800 $51.00 PSF $8,006

RENT SChEduLE
Term July 27, 2010 July 27, 2011 July 27, 2012 July 27, 2013 July 27, 2014 July 27, 2015 Annual Increases 3% 3% 3% 3% 3% 3% Annual Rent $98,952 $101,921 $104,978 $108,128 $111,371 $114,713 Monthly Rent $8,246 $8,493 $8,748 $9,011 $9,281 $9,559 Per sf $26.78 $27.58 $28.41 $29.26 $30.14 $31.05

hIghLIghTS

NNN office condo, with stable government contracting tenant 3% Annual rent escalations Newly constructed condo is part of 46,786 SF Class A professional center Located within Lorton Station Town Center, a 95,000 SF community shopping center Easy access to I-95 and Route 1, adjacent to VRE Station and minutes from INOVA Lorton Healthplex, Potomac Hospital and Fort Belvoir Desirable Washington DC suburb with strong demographics Significant population and household growth within 5-mile radius of subject property

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Tenant Overview

EOIR Technologies Inc.

AbOuT ThE COMPANy

EOIR Technologies is a full service technical services company providing system design and development, systems integration, program management, intelligence solutions, and technical training for a range of military and intelligence agencies. Since its inception in 1981, EOIR has been focused on delivering innovative solutions to the defense and military communities, ensuring that the united States is the most technically sophisticated military and intelligence organization in the world. From researching and discovering new technologies, to developing prototypes of sensor systems, to training personnel how to operate state-of-the-art equipment, EOIR plays a key role in the activities of the united States military. EOIR specializes in research, development and engineering services in the areas of sensor science, including electrooptical/infrared night vision devices, advanced remote sensing applications, and specialized chemical detection systems. With a growing worldwide presence, EOIR continues to deliver proven results by serving the u.S. government, military, and homeland defense communities with the highest professional standards. Currently, EOIR has major contracts with the General Services Administration (GSA), the uS Navy and the Marine Corps. For more information, visit www.eoir.com. EOIR Technologies is a private company, that is a wholly-owned subsidiary of the private equity firm White Oak Group. White Oak acquired EOIR at the end of 2007. EOIR has approximately 225 employees throughout its seven office locations, which are primarily located in the Mid-Atlantic.

AbOuT FORT bELvOIR MILITARy bASE

EOIR has strategically located itself within 5-miles of the u.S. military base Fort Belvoir, where EOIR staffs more than 50 field agents. The EOIR office in the Lorton Station Town Center directly supports the field agents serving Fort Belvoir. As a result of the 2005 Base Realignment and Closure Commission (BRAC), Fort Belvoir is expected to have a substantial increase in the number of people stationed or employed there, and EOIR should be a direct beneficiary of the location and strong BRAC initiative. Fort Belvoir serves as the headquarters for the Defense Logistics Agency, the Defense Acquisition university, the Defense Contract Audit Agency, the Defense Technical Information Center, the u.S. Army Criminal Investigation Command, and the united States Army Intelligence and Security Command, and the Defense Threat Reduction Agency, all agencies of the united States Department of Defense. Fort Belvoir is home to the united States Army Materiel Command and elements of ten other Army major commands; nineteen different agencies and direct reporting units of the Department of Army; eight elements of the united States Army Reserve and the Army National Guard; and twenty-six Department of Defense agencies. Also located here are the 249th Engineer Battalion (Prime Power), the united States Army Prime Power School, a Marine Corps detachment, a united States Air Force activity, united States Army Audit Agency, and an agency from the Department of the Treasury.

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Location Overview

9010 Lorton Station Boulevard | Lorton, VA 22079

F O RT bE LvO I R M I L I TA Ry bA S E

95
S TAT I O N

LORTON STATION ELEMENTARY SCHOOL g u N S TO N P L Az A LORTON MA R K E T PLANNE d IN OvA h EALTh PLEx

R d. L O RTO N

95
5 -

LO

RT

ON

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Location Overview

9010 Lorton Station Boulevard | Lorton, VA 22079

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Location Overview

9010 Lorton Station Boulevard | Lorton, VA 22079

LOCATION SuMMARy
Lorton is a suburban community located in Fairfax County, Virginia. Situated less than 20 miles from Washington DC, Lortons subdivisions, shopping centers, and medical offices serve residents who work in and around the greater Washington DC Metro Area. Fairfax County is the most populous jurisdiction in the Commonwealth of Virginia, and the most populous jurisdiction in the Washington Metro Area. The economy of Fairfax County, which include Lorton, is a robust service economy with the highest median household incomes of any jurisdiction in the united States. Many residents work for the government or for federal government contractors.

Lorton Professional Center (subject property) is conveniently located within Lorton Station Town Center, a 95,000 SF community shopping center serving the 300 acre master-planned Lorton Station neighborhood. Easy access to I-95 and Route 1. Lorton Station Town Center is located adjacent to Lorton VRE Station, within a mile of proposed INOVA Lorton Healthplex, and minutes from Potomac Hospital and Fort Belvoir.

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Location Overview

Lorton Station Town Center | Overview

LORTON STATION TOwN CENTER & LORTON PROFESSIONAL CENTER
The Lorton Station Town Center is a mixed-use development featuring office and retail space as well as a 251-unit residential building. The Lorton Professional Center is the focal point of Lorton Station Town Center, which features medical office, general office, and retail space for service providers. Aside from EOIR Technologies, the owner-occupants of the Lorton Professional Center include: AllPeds, Destination Smile (pediatric dentistry), Lorton Town Dental, Lorton Oral Surgery, Walsh Dental Care, State Farm Insurance, and CMS Global Software,. The retail portion of the Lorton Station Town Center is owned and managed by Regency Centers. Retailers include: RE/MAX 100, Pane E Vino, Pro-Nail, Dry Cleaners, Daily Grind, Subway, My Cell, Salon Prive, Fireside Grill, Curves for Women, Corner Cuisine, Vocellis Pizza, Pitt Street Associates, LLC, Dr. Dao Nguyen DDS,AllState Insurance, FedEx Kinkos, and Wachovia Bank.

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Floor Plan

Floor Plan

FIRST FLOOR

SECONd FLOOR

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Demographics

Radius | 3 Mile | 5 Mile | 10 Mile

M A R K E T Ov E Rv I E w

There are currently 56,863 households within a 5 mile radius of the Lorton Professional Center. The household count in this market area has changed from 50,311 in 2000 to 56,863 currently, a 13% change. The current year population within a 5 mile radius of Lorton Professional Center is 160,633 and the population is projected to grow to 167,047 by the year 2014. Current average household income is $118,686 within a 5 mile radius of Lorton Professional Center. It is projected to be $145,931 in five years, compared to $76,366 in the year 2000.

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Demographics

Radius | 3 Mile | 5 Mile | 10 Mile

2 0 0 9 P O P u L AT I O N
Total Population Male Population Female Population Median Age 49,221 49.0% 51.0% 36.4 160,633 49.0% 51.0% 36.7 $101,062 $41,984 $118,686 56,863 2.81 64.9% 29.5% 5.6% 124,653 146,552 160,633 167,047 1.63% 1% 0.79% 39,523 50,311 56,863 59,339 2.44% 1.33% 0.86% $55,747 $74,798 $101,062 $103,292 2.98% 3.31% 0.44% 739,109 49.0% 51.0% 37.2 $92,297 $40,622 $110,757 270,273 2.72 62.1% 32.7% 5.2% 600,359 682,693 739,109 761,646 1.29% 0.86% 0.6% 214,340 248,423 270,273 278,567 1.49% 0.92% 0.61% $53,390 $69,486 $92,297 $96,149 2.67% 3.12% 0.82%

Median HH Income Per Capita Income Average HH Income

2009 INCOME

$99,730 $42,015 $117,759 17,531 2.80 67.9% 26.8% 5.3% 38,296 42,672 49,221 51,724 1.09% 1.56% 1% 11,265 14,028 17,531 18,496 2.22% 2.44% 1.08% $55,656 $72,770 $99,730 $101,722 2.72% 3.47% 0.4%

2009 hOuSEhOLdS
Total Households Average Household Size

2009 hOuSINg

Owner Occupied Housing units Renter Occupied Housing units Vacant Housing units 1990 Population 2000 Population 2009 Population 2014 Population 1990-2000 Annual Rate 2000-2009 Annual Rate 2009-2014 Annual Rate

P O P u L AT I O N

1990 Households 2000 Households 2009 Households 2014 Households 1990-2000 Annual Rate 2000-2009 Annual Rate 2009-2014 Annual Rate

hOuSEhOLdS

1990 Median HH Income 2000 Median HH Income 2009 Median HH Income 2014 Median HH Income 1990-2000 Annual Rate 2000-2009 Annual Rate 2009-2014 Annual Rate

MEdIAN hOuSEhOLd INCOME

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Contact | About Us

Contact | About Us
C O N TA C T A b R O K E R :
GERALD E. BURG MANAGING DIRECTOR (703) 787-4714 jburg@calkain.com ANDREW FALLON INVESTMENT SALES & RESEARCH ANALYSIS (703) 787-4714 afallon@calkain.com

Calkain Companies, Inc. is a national, commercial real estate firm, focusing on net lease investments, that provides brokerage and consulting services for both private and institutional clientele. The Company is comprised of four distinct divisions, Calkain Realty Advisors, Calkain Institutional Advisors, Calkain Opportunity Services and Calkain Site Services. We have utilized an extended network of solid relationships to successfully complete nearly $3 billion in sales and have consistently ranked as one of the Top National Net Lease Investment Brokerage Firms. Core values such as integrity, honesty and innovation have helped secure our position as a leader within the net lease industry.

C O M PA N y O v E R v I E w

O u R h I S T O Ry

Since opening its first office in Reston, VA (a Washington, DC suburb), Calkain is now ranked as one of the top Net Lease Investment Brokerage firms, Calkain has watched its clientele grow exponentially by staying true to its fundamentals; integrity, honesty, and innovation. In 2005, the ever-expanding marketplace for commercial investment real estate allowed Calkain to divide its services into two divisions; Calkain Realty Advisors and Calkain Institutional Advisors, each providing tailored services that exceed client expectations. In November 2006, Calkain designed the ultimate real estate evaluation tool, Calkain Site Services. This division utilizes trained industry professionals to examine commercial investment property nationwide, providing clients with an in-depth review of all characteristics of any given property and its surrounding market. In December 2008, through the urging of many of its net lease clients, Calkain initiated Calkain Opportunity Services. Assisting net lease properties owners in challenging situations. Calkain has developed a culture that is very much evident, helping to attract and retain the best employees and clients. The general commitment to its clients has made Calkain the industry benchmark for service in the net lease industry. By promoting public service and philanthropy to its employees, Calkain demonstrates its commitment to communities and the issues that surround them.

C A L K A I N C O M P A N I E S , I N C . W A S H I N G T O N D C | F L O R I D A | M A R Y L A N D

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