INVESTMENT CONTACT:

Paul Schneider, Principal303.962.9546 | PSchneider@PinnacleREA.com

MESA MALLGRAND JUNCTION, CO 81505

This confidential Offering Memorandum, has been prepared by Pinnacle Real Estate Advisors, LLC (“Pinnacle REA”) for use by a limited number of qualified parties. This Offering Memorandum has been provided to you at your request based upon your assurances that you are a knowledgeable and sophisticated investor in commercial real estate projects and developments. Pinnacle REA recommends you, as a potential buyer/investor, should perform your own independent examination and inspection of the property described herein as 2424 US Highway 6 & 50 #D located in Grand Junction, CO (the “Property”) and of all of the information provided herein related to the Property. By accepting this Offering Memorandum, you acknowledge and agree that you shall rely solely upon your own examination and investigation of the Property and you shall not rely on any statements made in this Offering Memorandum or upon any other materials, statements or information provided by Pinnacle REA or its brokers.

Pinnacle REA makes no guarantee, warranty or representation about the completeness or accuracy of the information set forth in this Offering Memorandum. You are responsible to independently verify its accuracy and completeness. Pinnacle REA has prepared the information concerning the Property based upon assumptions relating to the general economy, its knowledge of other similar properties in the market, and on other market assumptions including factors beyond the control of the Pinnacle REA and the Owner of the Property. Pinnacle Real Estate Advisors make no representation or warranty as to either the accuracy or completeness of the information contained herein, and the information set forth in this Offering Memorandum is not intended to be a promise or representation as to the future performance of the Property. Although the information contained herein is believed to be accurate, Pinnacle REA and the Property Owner disclaim any responsibility or liability for any inaccuracies. Further, Pinnacle REA and the Property Owner disclaim any and all liability for any express or implied representations and warranties contained in, or for any omissions from, the Offering Memorandum and for any other written or oral communication transmitted or made available to you. Pinnacle REA shall make available to you, as a qualified prospective investor, additional information concerning the Property and an opportunity to inspect the Property upon written request.

This Offering Memorandum and the contents are intended to remain confidential except for such information which is in the public domain or is otherwise available to the public. By accepting this Offering Memorandum, you agree that you will hold and treat Offering Memorandum in the strictest confidence, that you will not photocopy or duplicate it, or distribute it. You agree you will not disclose this Offering Memorandum or its contents to any other person or entity, except to outside advisors retained by you and from whom you have obtained an agreement of confidentiality, without the prior written authorization of Pinnacle REA. You agree that you will use the information in this Offering Memorandum for the sole purpose of evaluating your interest in the Property. If you determine you have no interest in the property, kindly return the Offering Memorandum to Pinnacle REA at your earliest convenience.

DISCLAIMER

INVESTMENT CONTACT:

Paul Schneider Principal303.962.9546PSchneider@PinnacleREA.com

One Broadway, Suite 300ADenver, Colorado 80203303.962.9555 | www.PinnacleREA.com

EXECUTIVE SUMMARY 4-5

PROPERTY OVERVIEW 6-8

FINANCIAL ANALYSIS 9

TENANT OVERVIEW 10

LOCATION OVERVIEW 11

MARKET OVERVIEW 12-13

TABLE OF CONTENTS

For more information, contact: Paul Schneider | 303.962.9546 | www.PinnacleREA.com

Pinnacle Real Estate Advisors, LLC has been retained as the exclusive marketing advisor for Cabela’s located at 2424 US Highway 6 & 50 #D, Grand Junction, Colorado. This 75,330 square feet single tenant retail property is located in Grand Junction off of Highway 6 and is a part of Grand Junction’s largest Shopping Center, Mesa Mall. Effectiviley built in 1990, the lease is corporate guaranteed by Bass Pro Shops, expires in May 2030 and Cabela’s has five consecutive five-year options to extend. Other notable tenants at Mesa Mall include CVS Pharmacy, Target, Boot Barn & Best Buy.

EXECUTIVE SUMMARY

4 For more information, contact: Paul Schneider | 303.962.9546 | www.PinnacleREA.com

Price $5,100,000Cap Rate 5.75%Net Operating Income $293,402Address 2424 US Highway 6 & 50 #DTotal Building Square Feet 75,330 SFNumber of Tenants Bass Pro ShopsProperty Type Single Tenant Retail - FreestandingRegional Mall Mesa Mall of Grand JunctionCounty Mesa

EXECUTIVE SUMMARY

For more information, contact: Paul Schneider | 303.962.9546 | www.PinnacleREA.com

2424 US Hwy 6 & 50 #DGrand Junction, CO 81505

Price: $5,100,000

Price Per/SF: $67.70/SF

Cap Rate: 5.75%

Lease Guarantor: Corporate

Number of Tenants: 1 (Cabela’s)

Building Type: Single Tenant Retail - Freestanding

Gross Leaseable Area: 75,330SF

Lot Size: 294,466 SF

Lease Start: May 2010

Lease Expiration: May 2030

Current NOI: $293,402

Options to Extend: Five 5-Year Options

PROPERTY OVERVIEW

For more information, contact: Paul Schneider | 303.962.9546 | www.PinnacleREA.com

PROPERTY DESCRIPTION

Address: 2424 US Hwy 6 & 50 #D, Grand Junction, CO 81505

Year Built: 1990Building Type: RetailGross Leasable Area (GLA): 75,330 SFLot Size: 294,466 SFZoning: C-1Roof: Flat; MembraneParking: 5/1,000 SF

INVESTMENT HIGHLIGHTSPrice: $5,100,000Down Payment 30%: $1,530,000Price/SF: $67.70 / SFCAP Rate - Current: 5.75%Type of Ownership: Fee Simple

PROPOSED FINANCINGLoan Amount: $3,570,000Loan Type: Proposed NewInterest Rate: 4.80%Amortization: 25 YearsLoan to Value: 70%

INVESTMENT HIGHLIGHTS• Corporate Guaranteed Lease by Bass Pro Shops

• Pride of ownership

• Located in strong trade area of Grand Junction, CO & part of Mesa Mall which is 100% occupied

• STNL + Percentage Sales Lease

• Ample Parking and Exposure

• NOI Based on Base Rent + Percentage Sales

PROPERTY OVERVIEW

For more information, contact: Paul Schneider | 303.962.9546 | www.PinnacleREA.com

TENANT PROPERTY OBLIGATIONSPlumbing - maintain and keep in good working orderHVAC - maintain and keep in good working orderElectrical - maintain and keep in good working orderLighting facilities and equipmentStore front doorsPlate glass of premise

LANDLORD PROPERTY OBLIGATIONSRoofRoof MembraneRoof systems - gutters and downspoutsFoundationExterior Walls (not responsible for surface)Structural componentsParking areasSidewalksLandscapingDrainage systemsUtility systems - mechanical, electrical, HVAC systems

PROPERTY OVERVIEW - MAINTENANCE & REPAIRS

Representative Photo

For more information, contact: Paul Schneider | 303.962.9546 | www.PinnacleREA.com

INVESTMENT SUMMARYPrice $5,100,000Down Payment (30%) $1,530,000Gross Leasable Area (GLA) 75,330 SFPrice/SF $67.70 / SFCAP Rate 5.75%Lot Size 294,466 SFType of Ownership Fee Simple

FINANCINGFIRST DEED OF TRUSTLoan Amount (70%) $3,570,000Loan Type Proposed NewInterest Rate 4.80%Amortization 25 YearsLoan to Value 70%

ANNUALIZED OPERATION DATACurrent Net Operating Income $293,402Debt Service $245,472Net Cash Flow After Debt Service $47,930Principal Reduction $75,764Cap Rate 5.75%Total Return 8.10%

LEASE TERMS OVERVIEWLease/Rent Commencement Date May 2010Lease Expiration May 2030Roof and Structure Landlord Responsibility Initial Lease Term 20 YearsMin. Base Rent $220,000Option to Renew 5 x 5 Year Options

FINANCIAL ANALYSIS

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CABELA’S INCORPORATED

Ownership: PublicTenant: CorporateMarket Cap: $4.24 BillionStock Symbol: NYSE: CABCredit Rating: Standard & Poor’s: A-Number of Locations: 85Headquarters: Sidney, NEWebsite: www.cabelas.com

Cabela’s Inc operates as a specialty retailer of hunting, fishing, camping, shooting sports, and related outdoor merchandise in the United States and Canada. The company employs nearly 20,000 and operates in the Sporting Goods and Services Sector. Cabela’s Inc was founded in 1961 and is headquartered in Sidney, NE.

TENANT OVERVIEW

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LOCATION AERIAL

INTERSTATE

70

24 R

OA

D

PATTERSON ROAD

G ROAD

US HIGHWAY 6MESA MALL

24 ½

RO

AD

Cabela’s at Mesa MallGrand Junction, CO 81505

-100%0 SF199075,330 SF-General Retail

Rent/SF/Yr:% Leased:

Total Available:Year Built:

GLA:Secondary:

Building Type:

Street Cross Street Cross Str DistCountYear

Avg DailyVolume

VolumeType

Miles fromSubject Prop

1 24 1/2 Rd Industrial Blvd 0.03 S 2016 11,693 MPSI .202 I- 70 Bus Pkwy Ramp 0.02 SE 2016 28,100 MPSI .243 F Rd Market St 0.24 W 2016 15,569 MPSI .284 I- 70 Bus 24 1/2 Rd 0.03 NW 2016 37,500 MPSI .315 River Rd 24 1/3 Rd 0.09 NW 2015 6,120 MPSI .356 River Rd 24 1/3 Rd 0.09 NW 2016 6,980 MPSI .357 I- 70 Bus Pkwy Ramp 0.10 SE 2016 23,700 MPSI .428 24 Rd Kassandra Ave 0.04 N 2016 10,913 MPSI .469 24 Rd Kassandra Ave 0.04 N 2014 10,603 MPSI .46

10 F Rd Commerce Blvd 0.13 W 2016 22,610 MPSI .49

Traffic Count ReportCabela's

2424 Highway 6, Grand Junction, CO 81505

Copyrighted report licensed to Pinnacle Real Estate Advisors - 324021.11/13/2017

Page 1

Source: CoStar

TRAFFIC COUNTS

24 R

OA

D

PATTERSON ROAD

US HIGHWAY 6

MESA MALL

24 ½

RO

AD

For more information, contact: Paul Schneider | 303.962.9546 | www.PinnacleREA.com

-100%0 SF

199075,330 SF

General Retail

Rent/SF/Yr:% Leased:

Total Available:

Year Built:GLA:

Building Type:-Secondary:

Radius 1 Mile 3 Mile 5 MilePopulation

2022 Projection 920 32,562 68,4352017 Estimate 912 32,349 68,0632010 Census 896 32,086 68,101Growth 2017 - 2022 0.88% 0.66% 0.55%Growth 2010 - 2017 1.79% 0.82% -0.06%

2017 Population by Hispanic Origin 201 3,775 9,3002017 Population 912 32,349 68,063

White 820 89.91% 30,330 93.76% 64,015 94.05%Black 14 1.54% 329 1.02% 684 1.00%Am. Indian & Alaskan 26 2.85% 437 1.35% 962 1.41%Asian 27 2.96% 490 1.51% 836 1.23%Hawaiian & Pacific Island 1 0.11% 49 0.15% 91 0.13%Other 23 2.52% 715 2.21% 1,475 2.17%U.S. Armed Forces 0 0 0

Households2022 Projection 336 13,680 28,4502017 Estimate 334 13,583 28,2802010 Census 335 13,562 28,408Growth 2017 - 2022 0.60% 0.71% 0.60%Growth 2010 - 2017 -0.30% 0.15% -0.45%Owner Occupied 216 64.67% 8,744 64.37% 18,654 65.96%Renter Occupied 118 35.33% 4,839 35.63% 9,627 34.04%

2017 Households by HH Income 336 13,584 28,280Income: <$25,000 72 21.43% 3,194 23.51% 6,987 24.71%Income: $25,000 - $50,000 80 23.81% 3,206 23.60% 6,779 23.97%Income: $50,000 - $75,000 115 34.23% 2,615 19.25% 5,459 19.30%Income: $75,000 - $100,000 26 7.74% 1,634 12.03% 3,430 12.13%Income: $100,000 - $125,000 22 6.55% 1,051 7.74% 2,162 7.64%Income: $125,000 - $150,000 0 0.00% 593 4.37% 1,035 3.66%Income: $150,000 - $200,000 13 3.87% 702 5.17% 1,146 4.05%Income: $200,000+ 8 2.38% 589 4.34% 1,282 4.53%

2017 Avg Household Income $61,446 $71,901 $69,8892017 Med Household Income $52,807 $53,873 $51,667

Demographic Summary ReportCabela's

2424 Highway 6, Grand Junction, CO 81505

Copyrighted report licensed to Pinnacle Real Estate Advisors - 324021.11/13/2017

Page 2

Source: CoStar

DEMOGRAPHIC PROFILE

For more information, contact: Paul Schneider | 303.962.9546 | www.PinnacleREA.com

Paul Schneider Principal 303.962.9546PSchneider@PinnacleREA.com

Offered and Marketed by:

One Broadway, Suite 300ADenver, Colorado 80203303.962.9555 | www.PinnacleREA.com

© 2017 Pinnacle Real Estate Advisors, LLC. All information contained herein has been obtained from sources we believe to be reliable. However, we accept no responsibility for its accuracy and encourage verification of all information prior to making financial decisions.