Offering Memorandum Confidential Investment Summary

Listed by: Robert A. Ciavarra 9C Medway Road PMB 215 Millford, MA. 01757 508.341.7408 raciavarra@gmail.com

Solar Place 420 Lakeside Ave Marlborough Ma 01752

Confidentiality Agreement This Offering Memorandum was prepared by Robert Ciavara (Broker) solely for the use of prospective purchasers of 4 2 0 L a k e s i d e A v e M a r l b o r o M A 0 1 7 5 2 . (the Property). Neither the Broker nor the Owner of the Property (Owner) makes any representation or warranty, expressed or implied, as to the completeness or the accuracy of the material contained in the Offering Memorandum.

Prospective purchasers of the Property are advised that changes may have occurred in the physical or financial condition of the Property since the time this Offering Memorandum or the financial statements therein are based upon assumptions or events beyond the control of Broker and Owner, and therefore may be subject to variation.

Prospective purchasers of the Property are advised and encouraged to conduct their own comprehensive review and analysis of the Property. The Offering Memorandum is a solicitation of interest only and is not an offer to sell the Property. The Owner and Broker expressly reserve the right, at their sole discretion, to reject any or all expressions of interest or offers to purchase the Property and expressly reserve the right, at their sole discretion, to terminate discussions with any entity at any time with or without notice.

The Owner shall have no legal commitment or obligations to any entity reviewing the Offering Memorandum or making an offer to purchase the Property unless and until such offer for the Property is approved by Owner and the signature of Owner is affixed to a Real Estate Purchase Agreement prepared by Owner. This Offering Memorandum is confidential. By accepting the Offering Memorandum, you agree (I) that you will hold and treat the Offering Memorandum and its contents in the strictest confidence, (ii) that you will not photocopy or duplicate any part of the Offering Memorandum, (iii) that you will not disclose the Offering Memorandum or any of its contents to any other entity without the prior written authorization of the Owner, and (iv) that you will not use the Offering Memorandum in any fashion or manner detrimental to the Owner or Broker. While we obtained the information contained in this offering from sources we believe to be reliable. We have not verified its accuracy and make no guarantee, warranty or representation about it. It is submitted subject to the possibility of errors, omissions, change of price, rental or other conditions, prior sale, lease or financing, or withdrawal without notice. We include projections, opinions, assumptions or estimates for example only, and they may not represent current or future performance of the property. You and your tax and legal advisors should conduct your own investigation of the property and transaction.

Investment Highlights Land Area: 1.26 acres Parking Spaces: approx. 80 Gross Building Area: 30,245 SF

Solar Place is a 30,245 SF multi‐ tenant office condominium building with 25, 981 sq ft for sale that is over 100% leased. .

The property is located at 420 Lakeside Ave Rt 20 Marlboro Ma and is is located near the RK Shopping P laza and is seconds from the exit 24 495 Interstate.

Built in 2004, the subject has drive under parking and four stories of ribbon glass window line. It is being sold with a solar power system in place installed in 2013 . It has a flat rubber membrane roof, elevator, fire suppression system, card key access and the HVAC is provided closed loop cooling tower and heat pump system.

Type of Property: Multi‐Tenant Office Type of Construction: Steel, rubber membrane roof, and glass ribbon window line

Rent Roll

Unit # 101

Tenant

Acumen

Net

3593

Gross

4296.15

% Unit Size

14.20% Unit # 102 MDXCEL 1483 1773.223 5.86% Unit # 103 SOLD 1843 2203.675 7.29% Unit # 104 Acumen 277 331.2089 1.10% Unit # 201 Altius Group 2530 3025.121 10.00% Unit # 202 Attorney ST 1373 1641.696 5.43% Unit # 203 Trinity Solar 2788 3333.612 11.02% Unit # 204 Acumen 235 280.9895 0.93% Unit # 301 Partnership 3176 3797.543 12.56% Unit # 302 One Energy 1232 1473.102 4.87% Unit # 303 SOLD 1426 1705.068 5.64% Unit # 304 SOLD 465 556.0005 1.84% Unit # 401 Technology 3001 3588.296 11.86% Unit # 402 Infosese 929 1110.805 3.67% Unit # 403 Mass Services 944 1128.741 3.73%

Total 25295 30245.23 100.00%

Total Annually $326,849

RE Income $ 27,237.45/mo

expenses condo $ (4,996.92)

tax $ (4,972.92)

maint $ (700.00)

available for debt $16,567.61 monthly

re value 7.5% CAP $2,650,817 assessed value $2,323,000

Solar

expense

Income $ 15,792.21 annual

Ins $ (700.00) Maint $ (1,000.00)

available for debt $ 14,092

value 5% CAP $281,844

Value of 2016 Projection $50,400

2017 “ $60,000 2018 “ $63,000 2019 “ $63,000 2020 $63,000 2021 $63,000 2022 $63,000

TVM SREC 5% 7 years pv $367,312 Total property and solar value combined approx. $3,299.973

Condominium Budget $74,062.08

Mgmt $12,300.00

Elevator $3,543.09

HVAC $5,129.15

Maint $3,500.00

Cleaning $10,300.00

Rubbish $2,500.00

Utls $25,000.00

Acctng $750.00

Office $49.00

Ins $7,750.00

Landscpe $250.00

Snow $3,000.00

Misc $-

Reserve

$74,071.24

$(9.16)

Demographics Total Population 38,377 Population in Households 37,703 Population in Familes 29,269

HOUSEHOLDS Total Households 15,404 Average Household Size 2.45 Family Households 9,585 Average Family Size 3

Vacant Housing Units 1,293 ( 7.7%) Median Home Value $334,783 Average Home Value $362,828

INCOME Median Household Income $76,012 Average Household Income $98,224 Per Capita Income $39,473

(Compound Annual Growth Rates)

GROWTH RATES 2010‐2015 2015‐2020

HOUSING Population ‐0.06% 0.38% Total Housing Units 16,697 (100%) Households 0.01% 0.4% Owner Occupied HU 8,961 (53.7%) Families ‐0.17% 0.3% Renter Occupied HU 6,443 (38.6%) Median Household Income 3.11%

Per Capita Income 2.64%

Traffic count Interstate 495 Exit 23 MA 9 Framingham Worcester Exit 24 U.S. 20 Marlboro Northboro 86,506 2002 Exit 24 U.S. 20 Marlboro Northboro Exit 25 I‐290 & MA 85 Hudson 86,933 2002

Marlborough is ideally located along the Massachusetts ‘Innovation Corridor’—midway between Cambridge and Worcester, with enviable highway access to I‐90, I‐290 and I‐495—which makes it a perfect platform for invention and collaboration. More than 30 life sciences companies, including GE Healthcare Life Sciences, Boston Scientific, Quest Diagnostics, Hologic, and Sunovion, have already discovered how convenient and economical a Marlborough location is for their operations. Many of them them chose Marlborough because:

It is rated a Platinum BioReady™ Community by the Massachusetts Biotechnology Council (MassBio), putting it among the state’s top 7%

It is only a short driving distance from the major teaching hospitals and research facilities that support the biotech clusters in Cambridge and Worcester

It is a convenient commute for the highly qualified intellectual talent pool and skilled labor forces in eastern and central Massachusetts, as well as the surrounding New England states

It has an existing inventory of quality and affordable laboratory and office space

Its local government creates a favorable environment that attracts, nurtures and supports biotech businesses