Universal Introduction

INTRODUCTION:UNIVERSAL COMMERCIAL

REAL ESTATE, LLC

Samuel M.. Peace, Sr. (b. 1925-2009) answered the call to service in 1959 began

the journey of this pioneer in the Memphis real estate landscape in forming Peace Realty, which would last for nearly 50 years as a Memphis real estate firm. Over his long and successful career, Mr. Peace mentored hundreds of real estate agents, built and sold thousands of homes, and raised the bar for service to the Memphis community through the profession of real estate. His daughter Shirley Peace joined Peace Realty after college in 1972 and worked very closely with her father in building the company and establishing this legacy of service over two generations.

Mr. Peace was a founding charter member of the Memphis Chapter of the National Association of Real Estate Brokers (NAREB) and was a respected business leader and minister for many decades.

Darrell Cobbins began his knowledge of real estate answering the telephone and assisting in his

grandfather's real estate business. He learned the work ethic that would help launch his career in commercial real estate in 2001 with Cushman & Wakefield/Commercial Advisors, a leading Memphis-based firm.

In 2007, Darrell founded Universal Commercial Real Estate. It's name is in dedication to Universal Life Insurance Company, an inspiring Memphis business institution for more than 70 years. Darrell has served on numerous civic and community boards and has received several Mayoral appointments to serve invarious public leadership capacities over his career. He recently served as Chairman of the five-member Board of Commissioners of Memphis Light Gas & Water Division. He is also a member of Lambda Alpha International, the Urban Land Institute, the U.S. Green Building Council, and has completed all coursework for the CCIM designation. He has also been named to the Memphis Business Quarterly ‘Power Players’ List in 2011, 2012, and 2013 for Commercial Real Estate.

He presently serves as a member of the Steering Committee for a partnership effort between the Brookings Institution, City of Memphis, and Shelby County governments, to create a strategic business plan for the metropolitan area.

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EXPERIENCEAcross all property types, from office space to industrial complexes, distribution to corporate headquarters.Uniquely skilled proficiency in interfacing private and public entities achieving both increased financial, social and direct community value.

EXECUTIONLeadership by a senior principal, a feature of our business model that continues to distinguish us from our competitors.

EXCELLENCEOur measure of success is our ability to consistently exceed expectations. Skills and experience in markets we know first-hand on an integrated service delivery platform.

VALUE

We drive value. We drive savings. We drive performance

SERVICES

We represent our clients in the analysis of market options, provide detailed comparative analysis, and consider functional and financial factors. We prepare the underwriting, presentation and documentation to form the most advantageous position for our clients. We negotiate the most favorable terms and conditions, to assure our client objectives are best satisfied.

TRANSACTION

Planning Market

ResearchAnalysis

&Competitive

Bidding

CompletionNegotiation

&Documentation

•Market Tours•Property Comparisons•Competitive Analysis

•Request for Proposals•Transaction Negotiations•Financial Analysis

•Decision-Making

•Needs Analysis

•Identify Client Goals•Understand Strategic Direction•Ascertain Economic Drivers

•Growth/Retrenchment Position•Identify Strategic Imperatives•Perform SWOT Analysis

•Initiate Market Research•Begin Strategic Planning Process•Determine Client Leverage Points

WORK PROCESS

TENANT REPRESENTATION

TOP 10 REASONS

TO

HIRE A TENANT

A

TENANT REP ADVISOR

1) No out of pocket costs to Tenant for Tenant Rep services

2) Market knowledge and data provide equal plane for negotiation with the Landlord’s Rep

3) You focus on your core business, not real estate

4) Real estate/Occupancy costs are often the second largest expense for companies

5) Ensure your lease is to your advantage and not the Landlord’s

6) Create competition among area Landlord’s for your

business

7) Review analyses that provide an apples to apples comparison between properties

8) Draw on expertise for space planning and space programming

9) Ensure awareness of economic triggers in a lease beyond

rental rate, such as operating expense pass-throughs

10) Have a trusted partner for advice and execution

RESOURCES

EAST MEMPHIS

CLASS A

OFFICE SPACE TOUR ITINERARY

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*Reis, Inc., for more than thirty years the nation's most trusted provider of impartial commercial real estate performance information and analysis at the metro (city), submarket (neighborhood) and property level. On a monthly basis, Reis provides updated trends and forecasts of rent, vacancy, and inventory for Apartment, Office, Retail and Industrial properties in up to 200 metropolitan areas and more than 1,800 submarkets/neighborhoods.

*Xceligent is a national commercial real estate market research database. Their model is based on providing professionals with the most timely and accurate commercial property information available. They take a pro-active approach to research, ensuring they meet customer's expectations. This methodology guarantees:

•Extensive information on properties and listings •Consistent classification of properties •Accurate information in the exchange •Timely availability information •Comprehensive market coverage

*REIWISE is a widely used commercial real estate lease analysis software program, currently used by over 2,500 companies, that allows you to analyze and compare leases and investment opportunities, from the tenant's, sub-lessor's, landlord's, or purchaser's perspective. Many professionals involved in the negotiation of leasing or purchasing commercial, office, industrial or retail space utilize REIWISE.

*ClientLook organizes updates, files and emails into online projects. Sharethese projects with your team and clients for more effective communication. Add updates to ClientLook with an Internet browser or through email for any type of client or property assignment. ClientLook organizes your updates, emails and files in one place so your team and clients can always be in sync.

ClientLook is also a communication hub for commercial real estate. It keeps all of your project related updates, files and emails in the "cloud". So you're able to manage and share your important business content with ease.

Citibank

FedEx Express

25,000 square feetLease of office spaceMarsh Building

FedEx Supply Chain Services

139,000 square feetLease renewal - Industrial warehouse space Airport Industrial Park

FedEx Express

100,000 square feetLease renewal - Warehouse space Democrat Square-North

Federal Express

35,000 square feet-Lease renewal - Office space Memphis International Airport Center (MIAC)

Federal Express

15,000 square feetLease of Flex space - Package testing facility Forest Hill Technology Park

EXPERIENCE

Exide Technologies

100,000 square feetDisposition - Warehouse/distribution facilityMemphis International Airport Center (MIAC) submarket

Bryce Corporation

64,000 square feet Lease –Industrial warehouse MIAC Airport Industrial Park

ThyssenKrupp Elevator Corporation

45,000 square feet Lease space – office/flex space Relocation of business unit from Horn Lake, Mississippi to EastPointe Business Park

Baker Donelson

87,000 square feetLease renewal– Corporate Headquarters Office Space165 Madison Ave-Memphis

Universal Commercial represented FedEx Express, the largest operational division of FedEx Corporation, in the lease of 25,000 SF of Class A office space in Memphis, TN, securing a below-market Total Cost of Occupancy. This approach allowed FedEx to consolidate two user-groups relocating them from its World Headquarters

FEDEX EXPRESS

Tenant Representation

FEDEX EXPRESS

Universal Commercial represented Gestalt Community Schools (Power Center Academy/New Direction Christian Church affiliated entity), one of only two Charter School management Organizations (CMO) in the Memphis area, in the lease of 3,500 SF of Class A office space, securing a market-based Total Cost of Occupancy. This approach allowed Gestalt to begin operations and plan for its growing staff and mission of growing charter schools in Memphis communities.

FEDEX EXPRESS

Tenant Representation

GESTALT COMMUNITY SCHOOLS

Universal Commercial represented FedEx Express, the largest operational division of FedEx Corporation, in the lease of 30,000 SF of industrial space for a “City Station” facility, securing a below-market Total Cost of Occupancy including free rent and tenant improvements, in Austin, TX. This approach allowed FedEx to achieve significant cost savings compared to the comparable market alternatives.

FEDEX EXPRESS

Tenant Representation

FEDEX EXPRESS

Universal Commercial advised the Memphis Urban League in its evaluation of making capital investment in its existing/owned facility vs. leasing new office space for its headquarters. Universal identified alternative locations in the market, solicited economic proposals from property owners, conducted financial analyses, and negotiated with property owners. Based upon this real-time market-based information MUL’s CEO and Board of Directors, with insight and consultation by Universal, were able to make a fact-based comparison of costs, ultimately arriving at the most cost-efficient decision in alignment with its mission and long term goals.

FEDEX EXPRESS

Advisory Services

MEMPHIS URBAN LEAGUE

Universal Commercial led the acquisition of more than $5 million in real property assemblage associated with the potential redevelopment of the historic Sears Crosstown building in Midtown Memphis. This assignment, on behalf of thebuilding’s owners, involved the strategic coordination and prioritization of adjacent and surrounding target properties, which included retail, single-family, multi-family, and commercial and industrial properties. This approach allowed the owners to obtain significant strategic control of the surrounding area, protecting their investment of capital in the building.

FEDEX EXPRESS

Brokerage, Advisory, Strategic Planning

CROSSTOWN, LLC

Over the course of two years, Universal Commercial represented the Power Center Community Development Corporation (an affiliated entity of New Direction Christian Church) in the assemblage of 42 acres for the ultimate development of its mixed-use/multi-phase Towne Center project in the Hickory Hill community. Universal Commercial advised the leadership on acquisition strategies and interfacing with City of Memphis, Shelby County Government, Shelby County Trustee, City of Memphis Treasurer, and other government-related entities. Universal Commercial also negotiated with Sellers to achieve the most cost effective terms for its client’s acquisition of the targeted parcels.

Land Assemblage, Brokerage,& Advisory Services

POWER CENTER CDC

Citibank

Transaction, Advisory & Brokerage ServicesDurham School Services is the nations 2nd largest school transportation services company. Universal Commercial represented Durham in the site identification, selection, and ground lease negotiation for its six acre Northeast Terminal site in Memphis, TN.

AT&TDURHAM SCHOOL SERVICES

Universal Commercial represented Stragistics Technology, in the lease of office space in the Poplar Corridor/East Memphis, securing a below market Total Cost of Occupancy. Begun under a tight timeframe, Universal’s market knowledge and negotiation allowed Stragistics to relocate its offices from Germantown, TN to one of Memphis’ most prestigious business addresses.

FEDEX EXPRESS

Tenant Representation

STRAGISTICS TECHNOLOGY

Universal Commercial, in cooperation with Cushman & Wakefield/Commercial Advisors, serves on the Project Management Team for the $28 million, multi-phase/multi-year renovation of the 293,504 SF suburban corporate headquarters campus for the Orthopedics Division of Smith & Nephew acquired in 2010. Working in conjunction with general contractor Grinder Taber Grinder, architect The Crump Firm, and internal Smith & Nephew corporate leaders.

SMITH & NEPHEW ORTHOPEDICS HEADQUARTERS

Project Management Services

Universal Commercial represented the new nonprofit Community LIFT, in establishing its first permanent office since its start-up in 2010. Universal Commercial targeted the Midtown/Downtown submarkets and negotiated a well below-market rental rate for Community LIFT to begin hiring staff and interns. This approach allowed Community LIFT to effectively plan for its continued growth and expansion in serving Memphis neighborhoods for the next several years.

COMMUNITY LIFT

Tenant Representation

Universal Commercial represented the law firm of Brewer & Barlow, PLC, in the lease of Class A office space relocating from the Central Business District to East Memphis. Universal Commercial achieved a below-market rental rate, increased work space for attorneys, and garnered significant free rent concessions from the Landlord. This approach helped position the firm for future growth and expansion.

BREWER & BARLOW, PLC

Tenant Representation

Universal Commercial represented one of the largest medical practices in the Memphis region, Mid-South Gastroenterology Group in the expansion of its East Memphis practice. Universal Commercial negotiated with an adjacent property owner the acquisition of office property for the expansion of the medical practice, doubling the size of its East Memphis office. From negotiation, through due-diligence/inspection, to closing, Universal Commercial managed the entire process, allowing for Dr. Bowden’s staff to plan for its functional expansion and adding services to better serve its growing patient base.

MID-SOUTH GASTROENTEROLOGY GROUP/ DR. PHILLIP BOWDEN

Brokerage

Universal Commercial represented this suburban medical practice in the renewal of its existing lease in a retail storefront property in the Bartlett area. Universal Commercial provided analysis and market information that assisted the client in making an informed business decision. Universal successfully achieved the client’s desired lower cost of occupancy, which will allow for the practice to continue its plans towards growth.

APEX PRIMARY HEALTHCARE / DR. MARCUS REEVES

Tenant Representation

Universal Commercial advised Kruger Products in the development and execution of a strategic acquisition plan for properties and vacant land parcels in the immediate vicinity of its Memphis production facility. In cooperation with senior executive staff, real estate department, and legal counsel, Universal has managed this ongoing long-range acquisition strategy, allowing for the client to protect its surrounding area following an investment of an estimated $316 million into this production facility.

KRUGER PRODUCTS / KTG USA

Advisory/Brokerage

Universal Commercial advised the Carter Malone Group in the relocation of its offices from a multi-story/multi-tenant building in the CBID to its own free-standing office headquarters in the Midtown area.

Universal managed the process from identifying available properties, cost comparison analysis of lease vs. own, and negotiations with the Seller, as well as providing financing options available. These efforts resulted in significant cost savings for the Carter Malone Group and the establishment of its own presence and visibility in the broader community.

CARTER MALONE GROUP-PUBLIC RELATIONS

Brokerage

CERTIFICATIONS/LICENSURE

The following are the current certifications held by the organization.

•Governor's Office of Diversity Business (State of TN) •Mid-South Minority Business Council (MMBC) •Tennessee Minority Supplier Development Council (TMSDC)•National Minority Supplier Development Council (NMSDC)

Universal Commercial is a licensed real estate firm in the

State of Tennessee and State of Arkansas, with a

pending application for licensure with the State of

Mississippi.

Citibank

• Combined decades of experience working with national corporations throughout the U.S.

• National Multi-Market Experience

• Local market knowledge

• Experience with corporate real estate processes and procedures

• Commitment to Excellence and responsive client service

• Quick and easy access to market data and information across the U.S.

• On the ground local proven team for ongoing relationship management and client immediate contact and response

• Tracking and Reporting capabilities; proactive transaction management

• Multiple service lines and depth of resources to serve growing needs

• Value add in bringing diversity coupled with, experience, and capability to the Corporate Real Estate

supplier platform

UNIVERSAL COMMERCIAL VALUE TO CLIENT

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DARRELL T. COBBINS1331 Union Avenue, Suite 935

Memphis, TN 38104901.414.3315

[email protected]