Greater Portland Office Market Survey {Presented by James D. Harnden

Greater Portland Office Market Survey {Presented by James D. Harnden

{Topical Agenda 2013 Office Market Highlights Downtown Sector Vacancy, significant leases/vacancies Suburban Sector Vacancy, significant leases/vacancies Notable Sales Past Trends / Compare & Contrast 1993 to 2013 Looking Ahead 2014 & Beyond

{ 2013 Office Market Highlights Positive Organic Growth Overall vacancy of 10.04%, down 0.93% from 2012 and down 2.88% from 2011 Absorbed 140,000 SF 3 rd year in a row positive Asking Rent appreciation by 8% over 2012 Highest Transaction Volume Since 2005 Peak # of leases up 45% since valley in 2007 Remains 19% below peak in 2005

{ 2013 Office Market Highlights (CONTINUED) Remains Tenant Market, But Losing Grip 2013 vacancy rate below 5 year average of 11.39%, but above the 10 year average of 9.25% Tenant concessions in place, but waning some

{ Overall Vacancy Downtown 18.00 16.00 14.00 Downtown A Downtown B Total 17.60 15.27 16.54 15.20 12.00 10.00 9.40 11.24 11.47 11.30 11.01 8.00 6.00 6.41 6.86 6.48 4.00 4.87 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013

{ Significant Lease Transactions & Vacancies Downtown One Monument Square Leased 25,340 SF to Putney Vet Vacant 70,600 SF 280 Fore Street Renewed Baker Newman Noyes for 33,677 SF One Portland Square Leased 20,363 SF to Maine General Services

{ Significant Lease Transactions & Vacancies Downtown Two Monument Square Leased 20,363 SF to U.S. Coast Guard 75 Washington Avenue Leased 31,340 SF to Goodwill Industries 161 Marginal Way 50,400 SF of shadow space

{ Overall Vacancy Suburban 14.00 12.85 12.00 10.00 Suburban A Suburban B Total 11.74 11.00 10.29 8.96 8.00 7.41 6.00 6.16 5.72 5.30 4.00 4.14 3.69 2.00 2.36 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013

{ Significant Lease Transactions & Vacancies Suburban 6 Ashley Drive, Scarborough Leased 15,771 SF to TRC Environmental 38,390 SF of shadow space 192 Middle Road, Falmouth Leased 22,700 SF to Portland Public Schools 200 Enterprise Drive, Scarborough Leased 16,771 SF to Fluid Imaging Technologies

{ Significant Lease Transactions & Vacancies Suburban 970 Baxter Boulevard, Portland Leased 15,115 SF to HDR 300 Southborough Drive, So. Portland Vacant 85,000 SF 123 Darling Avenue, So. Portland Vacant 57,762 SF

{ Notable 2013 Office Sales 70 Gray Road, Falmouth 143,030 SF Class A Office Building $31,000,000 Investor Sale to a REIT 465 Congress Street, Portland 15,260 SF Class B Office Building $5,550,000 Investor Sale 340 County Road, Westbrook 34,505 SF Class B Office Building $4,300,000 Sold to Owner User (Husson College)

{ Trends: Overall Vacancy / Net Absorption

600,000 500,000 400,000 300,000 200,000 100,000 0 (100,000) (200,000) 8.50 12.34 11.20 240,894 11.61 187,472 7.33 99,592 540,511 109,270 185,289 235,129 23,675 232,775 216,680 106,589 32,194 140,235 110,815 89,076 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 (34,100) (1,878) (61,105) 3.48 (51,959) 2.77 Net Absorption Overall Vacancy 6.97 6.05 7.21 5.15 7.15 8.59 12.65 10.39 12.92 10.97 10.04 14.00 12.00 10.00 8.00 6.00 4.00 2.00 (300,000) (257,867) 0.00

{ Trends: Asking Rent vs. Inflation

$20.00 11,000,000 $19.00 $18.00 $17.63 $19.10 10,003,276 9,949,272 $17.57 10,500,000 10,000,000 9,500,000 $17.00 9,000,000 $16.00 8,500,000 8,000,000 $15.00 7,500,000 $14.00 $13.00 $12.00 $11.00 6,584,212 $11.61 Asking Rental Rate Average Annual Growth of 2.09% Rent by Inflation Index Average Annual Growth of 2.52% Rentable Square Feet Average Annual Growth 2.09% 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 7,000,000 6,500,000 6,000,000 5,500,000 5,000,000

{ Past Trends / Compare & Contrast 1993 to 2013 Overall Vacancy Net Absorption Asking Rental Rate Market Growth Growth Period 1996 2006 Averaged 6.45% vacancy throughout Decreased by 6.46 points or.65% per year Averaged 198,000 SF per year Increased by $1.97/SF or by 1.29% annually Increased by 186,000 SF per year or by 2.26% annually Recovery 2011 Current Currently 10.04% Decreased by 2.88 points or 1.44% per year Averaged 113,000 SF per year Increased by $.62/SF or by 1.81% annually Decreased by 54,004 SF per year or by (.27%) annually

{ Looking Ahead 2014 & Beyond Future Projects Thompson s Point West Commercial (Sprague, J.B. Brown) Sprague Site Fore Street Federated Companies Somerset Street Intercontinental Site

{ Looking Ahead 2014 & Beyond 2014 Predictions Growth Trend to Flatten in 2014 No new construction anticipated Rightsizing of Large Tenants (suburban mostly) Negative Organic Growth Continues Downtown Positive Overall Vacancy Flat to Increased Slightly Remains in Double Digits Limited to no Growth in Asking Rents & Absorption Downtown Sector Most Positive Results Office Sales to Increase