Mohr Partners, Inc. GLOBAL CORPORATE REAL ESTATE ADVISORS

MARKET REPORT

1ST QUARTER 2013

DALLAS, TX

The U.S. Office Market ended the first quarter of 2013 with a vacancy rate of 11.8%, down from 11.9% the previous quarter. Net Absorption totaled positive 14,566,628 square feet in the first quarter, down from 27,159,780. Vacant sublease space increased, ending the quarter at 46,626,140 square feet. Rental rates ended at $21.36, a decrease from $21.63 in the first quarter. A total of 168 buildings were delivered to the market in the first quarter totaling 5,917,278 square feet, with 72,137,736 square feet still under construction.

National Office Market

Dallas Office MarketThe Dallas Office Market ended the first quarter of 2013 with a vacancy rate of 15.4%, down from 15.5% the previous quarter. Net Absorption totaled positive 846,373 square feet in the first quarter, down from 1,197,503 square feet. Vacant sublease space increased from 2,101,724 to 2,132,644 square feet, and rental rates ended the quarter at $19.72, up from $19.70 the previous quarter. A total of 15 buildings with 575,443 square feet of space deliv-ered to the market, with 2,220,298 square feet still under construction.

Vacancy Rates

Lease Rates

Absorption

Rental Rate Previous QuarterTotal Average $19.72 $19.70 Class A $22.75 $22.74 Class B $17.86 $17.88 Class C $14.47 $14.60 CBD $20.87 $20.89 Suburban $19.50 $19.47

Net Absorption Previous QuarterTotal 846,373 SF 3,757,568 SF Class A 609,537 SF 1,958,848 SF Class B 262,820 SF 1,472,117 SF Class C (25,984) SF 326,603 SFCBD (178,117) SF 142,146 SFSuburban 1,024,490 SF 1,567,781 SF

Vacancy Rate Previous QuarterTotal 15.4% 15.5% Class A 16.2% 16.7% Class B 16.4% 16.3% Class C 10.2% 10.3% CBD 23.7% 23.8%Suburban 14.0% 14.5%

Building SF Sales Price Price/SFForest Park Tower Medical Office 130,000 $47,750,000 $367.31Hallmark Center 553,799 $105,000,000 $189.60Tower 909 364,336 $46,250,000 $126.945851 Legacy Circle 318,600 $120,000,000 $376.65Plano Corporate Center 308,038 $38,500,000 $124.98

TOP 20 OFFICE LEASES

TOP FIVE SALES TRANSACTIONS

Building Submarket SF TenantHallmark Center I Qurorum/Bent Tree 280,799 Bank of AmericaHallmark Center II Qurorum/Bent Tree 273,000 Bank of AmericaDuke Bridges VII Frisco/The Colony 199,800 Conifer Health SolutionsGalatyn Park - Building C Richardson 198,735 Bank of AmericaGalatyn Park - Building A Richardson 157,750 Bank of AmericaOne Dallas Center Dallas CBD 142,288 HKS, Inc.Galatyn Park - Building B Richardson 142,160 Bank of America2100 Ross Avenue Dallas CBD 118,800 Lockton Companies 4000 Horizon Way DFW Freeport 102,988 Nationstar Mortgage Holdings, Inc.Harwood Center Dallas CBD 81,333 Jacobs Engineering Group, Inc.One Dallas Center Dallas CBD 78,000 Greyhound Lines, Inc.The Tower at Cityplace Central Expressway 60,600 Freese and Nichols3300 Renner Road Plano 59,871 N/ATwo Galleria East LBJ Freeway 46,129 ISISCarpenter Building Urban Center 44,177 N/ATwo Energy Square Central Expressway 43,170 Emergency Medical Billing1122 N Alma Road Richardson 40,436 iQor, Inc.Gateway West II West LBJ Ext. 37,000 Allsec Tech, Inc.One Lincoln Center East LBJ Freeway 28,746 N/AThe Tower at Cityplace Central Expressway 28,162 N/A

Local Market Drivers & Economics ▪ Dallas continues to have stable demand for professional services generated by many corporate headquarters.

Dallas has heavy exposure to the volatile high tech industry, which is sensitive to the business cycle. Earlier overbuilding limits the pace of growth of commercial real estate.

▪ Job growth, sales tax collections and building permits all indicate that the Texas economy continues to outpace the national economy. Texas nonfarm employment rose by almost 360,000 from Feb. 2012 to Feb. 2013, accounting for nearly 18% of all new U.S. jobs during that period. The strongest growth occurred in the construction and mining and logging sectors, both up by 7.5%.

▪ The total Texas unemployment rate was 6.4% for February 2013, and has been at or below the national rate for 74 consecutive months.

ABOUT MOHR PARTNERSMohr Partners, Inc. is a global corporate real estate firm offering advisory and consulting services. Mohr Partners has 20 offices in North America, providing corporate tenants with portfolio services including strategic planning, portfolio and lease administration, research and site selection, project and construction management, comprehensive demographic analysis, and eco-nomic incentive negotiation. Since 1986, Mohr Partners has been managing real estate portfolios for corporations in all 50 U.S. states, all Canadian provinces, and many locations around the world through its strategic alliance partners.

For more information please visit our website at www.mohrpartners.com.

Submarket StatisticsCLASS A MARKET STATISTICS

YTD Net Market Vacancy Absorption Quoted RatesCentral Expressway 20.0% (44,715) $22.35Dallas CBD 25.8% (124,167) $21.23East Dallas 25.5% 11,871 $32.61Far North Dallas 10.8% (19,056) $25.33Fort Worth CBD 12.3% (26,987) $28.81Las Colinas 13.7% 159,671 $22.21LBJ Freeway 22.7% 195,148 $18.87Lewisville/Denton 10.9% 0 $29.75Mid-cities 12.3% 3,218 $22.05Preston Center 7.3% 84,122 $30.75Richardson/Plano 15.5% 354,063 $21.46Southwest Dallas 9.4% 0 $21.84Stemmons Freeway 23.5% (10,431) $18.72Uptown/Turtle Creek 11.5% 4,586 $29.76

CLASS B MARKET STATISTICS YTD Net Market Vacancy Absorption Quoted RatesCentral Expressway 12.8% (83,043) $18.21Dallas CBD 32.7% (23,016) $15.67East Dallas 9.7% 26,776 $18.05Far North Dallas 15.8% 25,292 $19.47Fort Worth CBD 11.4% (21,415) $20.02Las Colinas 18.8% 88,471 $18.50LBJ Freeway 27.1% 38,217 $15.33Lewisville/Denton 13.4% 13,711 $20.36Mid-cities 14.3% 19,538 $18.34Preston Center 6.5% 3,482 $26.55Richardson/Plano 14.6% 162,846 $17.67Southwest Dallas 11.5% (6,593) $15.02Stemmons Freeway 24.2% 1,278 $13.90Uptown/Turtle Creek 11.1% 8,621 $24.15