Offering MemorandumOffering MemorandumC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G

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T A B L E O F C O N T E N T ST A B L E O F C O N T E N T S

50 Glenlake Parkway, Suite 60050 Glenlake Parkway, Suite 600

Atlanta, GA 30328Atlanta, GA 30328

BullRealty.comBullRealty.com

Michael Bull, CCIMMichael Bull, CCIM

BrokerBroker

Michael@BullRealty.comMichael@BullRealty.com

404-876-1640 x101404-876-1640 x101

Exclusively listed by Bull Realty, Inc.

| MS License #19257

D I S C L A I M E R & L I M I T I N G C O N D I T I O N SD I S C L A I M E R & L I M I T I N G C O N D I T I O N SC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

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Bull Realty has been retained as the exclusive listing broker to arrange the sale of the Subject Property.

This Offering Memorandum contains selected information pertaining to the Property but does not purport to be all-inclusive or to contain all of the information

that a prospective purchaser may require. All financial projections are provided for general reference purposes only and are based upon assumptions

relating to the general economy, competition and other factors, which therefore, are subject to material change or variation. Prospective purchasers may not

rely upon the financial projections, as they are illustrative only. An opportunity to inspect the Property will be made available to qualified prospective

purchasers.

In this Offering Memorandum, certain documents, including financial information, are described in summary form and do not purport to be complete or

accurate descriptions of the full agreements involved, nor do they constitute a legal analysis of such documents. Interested parties are expected to review

independently all documents.

This Offering Memorandum is subject to prior placement, errors, omissions, changes or withdrawal without notice and does not constitute a recommendation,

endorsement or advice as to the value of the Property by Bull Realty Inc. or the current Owner/Seller. Each prospective purchaser is to rely upon its own

investigation, evaluation and judgment as to the advisability of purchasing the Property described herein.

Owner/Seller expressly reserve the right, at its sole discretion, to reject any or all expressions of interest or offers to purchase the Property and/or to terminate

discussions with any party at any time with or without notice. Owner/Seller shall have no legal commitment or obligation to any purchaser reviewing this

Offering Memorandum or making an offer to purchase the Property unless a written agreement for the purchase of the Property has been fully executed,

delivered and approved by the Owner/Seller and any conditions to the purchaser's obligations therein have been satisfied or waived. The Seller reserves the

right to move forward with an acceptable offer prior to the call for offers deadline.

This Offering Memorandum may be used only by parties approved by the Owner. The Property is privately offered, and by accepting this Offering

Memorandum, the party in possession hereof agrees (i) to return it if requested and (ii) that this Offering Memorandum and its contents are of a confidential

nature and will be held and treated in the strictest confidence. No portion of this Offering Memorandum may be copied or otherwise reproduced or disclosed

to anyone without the prior written authorization of Bull Realty, Inc. or Owner/Seller. The terms and conditions set forth above apply to this Offering

Memorandum in its entirety and all documents, disks and other information provided in connection therewith.

Opportunity to acquire a fee simple interest in the 83-room Candlewood SuitesVicksburg, Mississippi. This well-maintained extended-stay property was built in2009 and underwent a major renovation within the past 18 months.

The Candlewood Suites Vicksburg is the only extended-stay property in Vicksburg.The three-story, extended-stay hotel benefits from its location nestled within theVicksburg market that continues to realize stronger gains in corporate presence.The hotel has excellent accessibility along Interstate 20 (I-20), the region’s majoreast/west highway. Furthermore, the hotel is within 3 miles of the casinos, RiverRegion Medical Center and Vicksburg National Military Park.

Property video: http://ow.ly/nvvR30jFMdk

DO NOT DISTURB THE EMPLOYEES. ALL PROPERTY TOURS MUST BEDO NOT DISTURB THE EMPLOYEES. ALL PROPERTY TOURS MUST BEARRANGED WITH BULL REALTY.ARRANGED WITH BULL REALTY.

• Available individually or packaged with a 67-room Holiday Inn Express located inPicayune, MS

• 9.5% cap rate

• Change of ownership PIP expected to be around $500,000

• Buyer can complete the PIP or the PIP can be arranged for a turn key investment

• Management available for hands-off investment

• CALL FOR OFFERS DEADLINE:CALL FOR OFFERS DEADLINE: FRIDAY, JUNE 8, 2018 AT 6:00 PM ESTFRIDAY, JUNE 8, 2018 AT 6:00 PM EST

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E X E C U T I V E S U M M A R YE X E C U T I V E S U M M A R YC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

PRICE | $7,800,000PRICE | $7,800,000

SITE DESCRIPTION

Address 1296 S Frontage RdVicksburg, MS 39180

Year Built/Renovated 2009Site Size 1.703 AcresType of Ownership Fee Simple

Tier Limited-service

Location I-20Number of Buildings 1Number of Floors 3Parking 90 SpacesHandicapped Parking Available

CONSTRUCTION/MECHANICAL Foundation ConcreteFraming BlockExterior Stucco/EIFS/ Brick VeneerParking AsphaltRoof Standing Seam MetalHVAC PTAC (In Rooms)Elevator Yes (1)

FRANCHISE Franchise Parent Company IHGAffiliation Candlewood SuitesFranchise Royalty Fee 5.0% of Gross Room RevenueFranchise Marketing Fee 2.5% of Gross Room Revenue

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P R O P E R T Y O V E R V I E WP R O P E R T Y O V E R V I E WC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

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R O O M B R E A K D O W NR O O M B R E A K D O W NC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

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A D D I T I O N A L P H O T O SA D D I T I O N A L P H O T O SC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

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A D D I T I O N A L P H O T O SA D D I T I O N A L P H O T O SC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

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A D D I T I O N A L P H O T O SA D D I T I O N A L P H O T O SC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

VICKSBURG MSA MAJOR EMPLOYERSCompany Product/Service Employees

US Army Engineer Research & Development Center Environmental Research 1,600River Region Health Systems Healthcare 1,500Vicksburg-Warren School District Education 1,300USACE, Division/District and Mississippi River Commission Engineering Services 1,100Ameristar Casino Gaming 900LeTourneau Technologies Heavy Equipment 750Grand Gulf Nuclear Station – Entergy Electricity 750Alcorn State University Education 700Tyson Foods Poultry Processing 680DiamondJacks Casino Gaming 588Ergon Refinery Oil Refinery 450ISA Tantec Tannery 366

The Port of Vicksburg, a 422-acre facility, owned and operated by Warren County and the Warren County Port Commission began in 1968 and has risen to be one of the top inland Ports in America ranking 11th among U. S. Inland Ports based on trip ton miles. The Port has 21 companies and industries, (Kinder Morgan, Anderson-Tully Lumber Company, Vicksmetal/Armco, and Ergon Refinery), operating throughout site employing over 4,000 employees.

Truck traffic exceeds 165,000 trucks annually with tonnage imported and exported being approximately 800,000 to 900,000 tons. The 4,000 jobs do not include the many truck drivers, boat operators, and rail employees working to maintain the Port of Vicksburg.

Ceres Research & Industrial Interplex, named after Ceres, the mythological Roman goddess of agriculture, grain crops, fertility and motherly relationships by the previous landowner, is located 10 miles east Vicksburg on I-20 and overseen by the Warren County Port Commission. The site has a total of 1,340 acres, with 860 available for new development. On-site companies include Tyson Foods, ISA Tantec, Vicksburg Metal Products, Magnolia Metal and Plastic, and Laclede Chain Manufacturing.

Other demand generators in the area for the Candlewood Suites are International Paper, Monsanto, and Golding Barge.

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M A J O R E M P L O Y E R SM A J O R E M P L O Y E R SC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

Dynamic and Growing Economy

A diversified economy and a stable, growing, base of talent drives Vicksburg’s economy to be one of the best in Mississippi, with long-term forecasts calling for continued expansion. The region features a broad array of industry clusters including agriculture, shipping and transportation, energy, environmental research, healthcare, and tourism.

Looking ahead, Vicksburg is expected to be an above-average performer, relative to other cities in the state.

Demographic Overview

In 2010, Vicksburg was designated as the principal city of a Micropolitan Statistical Area (MSA) which includes all of Warren County, Claiborne County and Port Gibson. The population of the MSA was 57,350 in 2015, which is unchanged from the previous year. Vicksburg is the largest city MSA with a population of 23,439.

The economy of Vicksburg, MSA employs 21,965 people and is specialized in Arts, Entertainment, Recreation; Utilities; and Mining, Quarrying, Oil, Gas Extraction, which employ respectively 3.33; 3.26; and 1.92 times more people than what would be expected in a location of this size. The largest industries in Vicksburg, MSA are Healthcare & Social Assistance (2,942), Manufacturing (2,659), and Educational Services (2,385), and the highest paying industries are Professional, Scientific, Tech Services ($62,703), Transportation & Warehousing ($43,108), and Utilities ($41,250).

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D E M A N D G E N E R A T O R SD E M A N D G E N E R A T O R SC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

Healthcare

Merit Health River Region is a 372-bed facility with inpatient, outpatient, diagnostic, emergency, and medical and surgical services facility. In 2015, six hospitals in the Jackson/Vicksburg region combined and formed a single regional healthcare system, Merit Health. The combined system has more then 1,200 beds, 3,300 employees and 1,800 physicians on staff.

Education

Alcorn State University is a historical 4-year black comprehensive land-grant institution located in rural Claiborne County, south of Vicksburg. It was founded in 1871 by the Reconstruction-era legislature to provide higher education for freedmen. It is the first black land grant college established in the United States. Student population in 2017 was 3,420 and had 504 graduates.

Government

The city is home to three large US Army Corps of Engineers installations: Engineer Research and Development Center (ERDC), which also houses the ERDC’s Waterways Experiment Station; the Mississippi Valley Division headquarters; and the Vicksburg District headquarters.The 412th Engineer Command of the US Army Reserve and the 168th Engineer Brigade of the Mississippi Army National Guard are also located in Vicksburg.

The United States Coast Guard’s 8th District/Lower Mississippi River sector has an Aids to Navigation unit located in Vicksburg, operating the buoy tending vessel USCGC Kickapoo.

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D E M A N D G E N E R A T O R SD E M A N D G E N E R A T O R SC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

Tourism

A diversified economy and a stable, growing, base of talent drives Vicksburg’s economy to be one of the best in Mississippi, with long-term forecasts calling for continued expansion. The region features a broad array of industry clusters including agriculture, shipping and transportation, energy, environmental research, healthcare, and tourism.

Looking ahead, Vicksburg is expected to be an above-average performer, relative to other cities in the state.

Expansion

Funding for a proposed $125 million multimodal port for Vicksburg was presented during a February meeting at the White House with President’s infrastructure committee attended by Vicksburg’s Mayor George Flaggs and Gov. Phil Bryant.

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D E M A N D G E N E R A T O R SD E M A N D G E N E R A T O R SC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

LOCATION DESCRIPTION:

Candlewood Suites Hotel is convenient to many of the Warren County demand generators including museums, casinos, civil war sites, art galleries, historic downtown Vicksburg, golf, shopping and tours. Vicksburg perfectly blends Southern culture and heritage with exciting modern-day attractions. From four world-class casinos and upscale shopping, dining and spas to some of the most fascinating historic sites, architecture and antebellum man-sions in the nation, Vicksburg offers an authentic Southern experience.

The Candlewood Suites is situated minutes from downtown and is easily accessible to Vicksburg’s amenities via I-20. This level of accessibility enables guests to easily explore and navigate the areas leisure demand generators such as the Jesse Brent Lower Mississippi River Museum, Biedenharn Co-ca-Cola Museum, Catfish Row Children’s Art Park and Vicksburg River Front Murals, Martha Vick House, Balfour House, and many other notable historic sites. Moreover, the hotel is only 3 miles east of Vicksburg’s four casino boats situated on the banks of the Mississippi River and 3 miles south of the Vicksburg National Military Park, which commemorates the 47-day Siege of Vicksburg and is home to the largest National Military Cemetery of Union soldiers in the country. Vicksburg Municipal Airport is 7 miles south of the city on Hwy 61.

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L O C A T I O N O V E R V I E WL O C A T I O N O V E R V I E WC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

Well-Maintained Asset in Very Good Condition

Built in 2009, the hotel has been almost completely renovated since mid-2017 and meets all current brand standards. The hotel is currently in very good condition and the change of ownership PIP is expected to roughly $500,000.

Unencumbered by Management

The Candlewood Suites is offered unencumbered by management, allowing a new owner the flexibility to entertain a variety of management alternatives to enhance sales and marketing strategies, operational efficiencies and bottom line performance.

With an all-suite room product, the hotel captures an even mix of both weekday corporate and weekend leisure demand. The hotel offers guests a complimentary evening reception with light food and drinks on Wednesday, as well as a 24/7 business center and fitness center, an indoor pool and hot tub, picnic and outdoor Gazebo Grill area, guest laundry, and complimentary Wi-Fi.

Guest-rooms

The hotel features 83 suites with a mix of queen and king room types. The well-appointed rooms feature fully equipped kitchens, flexible workspace, complimentary Wi-Fi access, flat screen televisions with access to cable, iron, ironing board, coffee maker, and telephone. The largest suite is the King Executive Suite, which features a separated bedroom and dressing area behind two panel doors.

Additional Amenities

• Indoor Pool and Hot Tub• 24/7 Fitness Center• Complimentary Wi-Fi• 24/7 Business Center• Guest Laundry• Evening Reception (Wednesday)• Outdoor Gazebo Grill and picnic area• Candlewood Cupboard (24-hour pantry)

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C A N D L E W O O D S U I T E SC A N D L E W O O D S U I T E SC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

PLEASE SIGN CONFIDENTIALITY AGREEMENT

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C O M P E T I T I V E S E TC O M P E T I T I V E S E TC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

PLEASE SIGN CONFIDENTIALITY AGREEMENT

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H I S T O R I C A L O P E R A T I N G S T A T E M E N TH I S T O R I C A L O P E R A T I N G S T A T E M E N TC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

PLEASE SIGN CONFIDENTIALITY AGREEMENT

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S A L E C O M P SS A L E C O M P SC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

B R O K E R P R O F I L EB R O K E R P R O F I L EC A N D L E W O O D S U I T E S V I C K S B U R GC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S| 8 3 R O O M S

Bull Realty is a commercial real estate sales, leasing and advisory firm headquartered in Atlanta and licensed in nine Southeast states. The firmwas founded in 1998 with two primary missions: to provide a company of advisors known for their integrity and to provide the best dispositionmarketing in the nation. Client services include disposition, acquisition, project leasing, tenant representation, asset management andconsulting services. Advisors focus on specific property types including office, retail, industrial, multifamily, land, healthcare, senior housing,self-storage, automotive, hospitality and single tenant net lease properties.

The firm produces America's Commercial Real Estate Show, a national video show and podcast enjoyed by millions of people around thecountry. Industry analysts, leading market participants and the firm's founder Michael Bull share market intelligence, forecasts and successstrategies. The show has aired every week since 2010 on iTunes, YouTube and www.CREshow.com. The firm also produces Atlanta'sCommercial Real Estate Show available on AtlCREshow.com

404-876-1640 x101

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50 Glenlake Parkway, Suite 600Atlanta, GA 30328

Michael@BullRealty.com

BrokerBroker

MICHAEL BULL, CCIMMICHAEL BULL, CCIM Professional BackgroundProfessional BackgroundMichael Bull, CCIM, founder and CEO of Bull Realty, is an active commercial real estate advisor. He is a licensed broker innine southeast states and has assisted clients with over 5 billion dollars of transactions over his 30 year career.

Mr. Bull founded Bull Realty in 1998 initially with two primary missions: to provide a company of brokers known forintegrity, and to provide the best disposition marketing in the nation. Now Michael and his brokers provide disposition,acquisition, project leasing, tenant representation, and advisory services in all major property sectors.

You may know Michael as executive producer and host of America's Commercial Real Estate Show. The popular weeklyshow began broadcasting in 2010 and today is heard by millions of people around the country. Michael and otherrespected industry analysts, economists and leading market participants share market intelligence, forecasts andsuccess strategies. The show is available on-demand on iTunes, YouTube, and the show website, www.CREshow.com.

If you get a chance, see Michael speak at commercial real estate events around the country. Michael is a nationalspeaker and senior instructor with Commercial Agent Success Strategies. The company provides live and on-demandstreaming video training for commercial agents. Preview videos at the website, www.CommercialAgentSuccess.com.

Mr. Bull’s articles have been published nationwide including in the National Real Estate Investor, France MediaPublications, Atlanta Journal Constitution, Atlanta Business Chronicle, Multi-Housing News, Shopping Center Business,The Broker List, and Nation’s Restaurant News.

Michael’s involvement with professional organizations include CCIM Member, National Association of REALTORS, theInternational Council of Shopping Centers, the Real Estate Brokerage Managers Council, Atlanta Leaders Group, RealEstate Group of Atlanta, the Georgia Bankers Association, the Atlanta Press Club, the Atlanta Chamber of Commerce,the Georgia Real Estate Educators Association, Urban Land Institute, and the National Association of Real Estate Editors.

Michael lives in the Chastain Park area of Atlanta and enjoys spending time with his family, off-road performance vehiclesand performance boating.

Bull Realty Inc.Bull Realty Inc.

This Confidentiality Agreement (ÒAgreementÓ) is made and agreed to for the benefit of the

undersigned party (ÒReceiving PartyÓ), the owner of the subject property (the ÒSellerÓ) and

undersigned broker Bull Realty Incorporated (ÒBrokerÓ). Now therefore in consideration of the

privileges granted to Receiving Party with respect to receiving certain confidential information, and

other good and valuable consideration, the Receiving Party hereby agrees to the following:

I. Confidential Information:

Receiving Party will receive confidential information regarding property referred to as 1296 S

Frontage Road. Prospect agrees to not disclose to any person that the property may be available

for sale or lease, or that discussions or negotiations are taking place concerning the property, nor

any terms, conditions, or other facts with respect to the property, including but not limited to tenant

information, lease rates, lease expirations, income and expenses, and any such possible purchase,

including the status thereof. The term ÒpersonÓ used in this agreement shall be interpreted broadly

and shall include, without limitation, any corporation, company, partnership or individual other than

parties to which Broker approves in writing. Receiving Party may share information with directors,

officers, employees, agents, affiliates, counsel, lending sources, accountants or representatives of

Receiving Party that Receiving Party notifies of the requirements of this Agreement. Receiving

Party agrees to not contact the property owner, the management, the tenants, the lender, the

vendors, the insurers, the employees or the customers of any business at the site.

II. Acting as a Principal:

Receiving Party hereby warrants that it is acting as a principal only, and not as a broker, regarding

this contemplated transaction. Receiving Party acknowledges that Broker is working an agency

capacity as representing the Seller only in this transaction and is the only Broker involved in this

potential transaction. Receiving Party agrees to not be involved in any arrangement to lease or

purchase the property, in whole or in part, as a lender, partner, buyer of the note, buy in foreclosure,

buy from bankruptcy court, or in any other manner acquire an investment in, joint venture or

control of the property, unless Bull Realty, Incorporated is paid a commission at closing as per

separate agreement with Seller.

This agreement will expire two years from the date hereof.

III. Governing Law

This Agreement shall be governed and construed in accordance with the laws of the State of

Mississippi.

Accepted and agreed to __ / __ / __

Receiving Party

Signature

Printed Name

Title

Company Name

Address

Email

Phone

Fax

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C O N F I D E N T I A L I T Y A G R E E M E N TC O N F I D E N T I A L I T Y A G R E E M E N TC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M SC A N D L E W O O D S U I T E S V I C K S B U R G | 8 3 R O O M S

| MS License #19257