<Page>

                                                                  Exhibit 10.403

                                 LOAN AGREEMENT


                          Dated as of November 23 2004


                                     Between


                INLAND WESTERN SCHAUMBURG AMERICAN LANE, L.L.C.,
                                   as Borrower


                                       and


                     BEAR STEARNS COMMERCIAL MORTGAGE, INC.,
                                    as Lender

<Page>

                                TABLE OF CONTENTS

<Table>
<Caption>
                                                                                                             Page
                                                                                                             ----
<S>                                                                                                           <C>
ARTICLE 1 DEFINITIONS; PRINCIPLES OF CONSTRUCTION                                                              1
   Section 1.1 Definitions.....................................................................................1
   Section 1.2 Principles of Construction.....................................................................19
ARTICLE II GENERAL TERMS                                                                                      19
   Section 2.1 Loan Commitment; Disbursement to Borrower......................................................20
   Section 2.2 Interest; Loan Payments; Late Payment Charge...................................................20
   Section 2.3 Prepayments....................................................................................22
   Section 2.4 Intentionally Omitted..........................................................................23
   Section 2.5 Release of Property............................................................................23
   Section 2.6 Manner of Making Payments......................................................................24
   Section 2.7 Intentionally Omitted..........................................................................25
ARTICLE III CONDITIONS PRECEDENT                                                                              25
   Section 3.1 Conditions Precedent to Closing................................................................25
ARTICLE IV REPRESENTATIONS AND WARRANTIES                                                                     28
   Section 4.1 Borrower Representations.......................................................................28
   Section 4.2 Survival of Representations....................................................................36
ARTICLE V BORROWER COVENANTS                                                                                  36
   Section 5.1 Affirmative Covenants..........................................................................36
   Section 5.2 Negative Covenants.............................................................................44
ARTICLE VI INSURANCE; CASUALTY; CONDEMNATION                                                                  49
   Section 6.1 Insurance......................................................................................49
   Section 6.2 Casualty.......................................................................................53
   Section 6.3 Condemnation...................................................................................53
   Section 6.4 Restoration....................................................................................54
ARTICLE VII RESERVE FUNDS                                                                                     59
   Section 7.1 Required Repair Funds..........................................................................59
   Section 7.2 Tax and Insurance Escrow Fund..................................................................60
   Section 7.3 Replacements and Replacement Reserve...........................................................61
   Section 7.4 Intentionally Omitted..........................................................................66
   Section 7.5 Intentionally Omitted..........................................................................66
   Section 7.6 Intentionally Omitted..........................................................................66
   Section 7.7 Reserve Funds, Generally.......................................................................66
ARTICLE VIII DEFAULTS                                                                                         66
   Section 8.1 Event of Default...............................................................................67
   Section 8.2 Remedies.......................................................................................68
   Section 8.3 Remedies Cumulative; Waivers...................................................................70
ARTICLE IX SPECIAL PROVISIONS                                                                                 70
   Section 9.1 Sale of Notes and Securitization...............................................................70
   Section 9.2 Securitization.................................................................................71
   Section 9.3 Rating Surveillance............................................................................71
   Section 9.4 Exculpation....................................................................................71
</Table>

                                       -i-
<Page>

<Table>
<S>                                                                                                           <C>
   Section 9.5 Termination of Manager.........................................................................73
   Section 9.6 Servicer.......................................................................................74
   Section 9.7 Splitting the Loan.............................................................................74
ARTICLE X MISCELLANEOUS                                                                                       74
   Section 10.1 Survival......................................................................................74
   Section 10.2 Lender's Discretion...........................................................................74
   Section 10.3 Governing Law.................................................................................74
   Section 10.4 Modification, Waiver in Writing...............................................................75
   Section 10.5 Delay Not a Waiver............................................................................75
   Section l0.6 Notices.......................................................................................75
   Section 10.7 Trial by Jury.................................................................................76
   Section 10.8 Headings......................................................................................76
   Section 10.9 Severabi1ity..................................................................................77
   Section 10.10 Preferences..................................................................................77
   Section 10.11 Waiver of Notice.............................................................................77
   Section 10.12 Remedies of Borrower.........................................................................77
   Section 10.13 Expenses; Indemnity..........................................................................77
   Section 10.14 Schedules Incorporated.......................................................................78
   Section 10.15 Offsets, Counterclaims and Defenses..........................................................78
   Section 10.16 No Joint Venture or Partnership; No Third Party Beneficiaries................................79
   Section 10.17 Publicity....................................................................................79
   Section 10.18 Waiver of Marshalling of Assets..............................................................79
   Section 10.19 Waiver of Counterclaim.......................................................................80
   Section 10.20 Conflict; Construction of Documents; Reliance................................................80
   Section 10.21 Brokers and Financial Advisors...............................................................80
   Section 10.22 Prior Agreements.............................................................................80
   Section 10.23 Transfer of Loan.............................................................................80
   Section 10.24 Joint and Several Liability..................................................................80
</Table>


SCHEDULES

Schedule I       -   Tenant Direction Letters
Schedule II      -   Intentionally Omitted
Schedule III     -   Required Repairs
Schedule IV      -   Intentionally Omitted
Schedule V       -   Intentionally Omitted
Schedule VI      -   Intentionally Omitted
Schedule VII     -   Intentionally Omitted
Schedule VIII   -    Intentionally Omitted
Schedule IX      -   Intentionally Omitted
Schedule X       -   Other Contract Funds Agreements

                                      -ii-
<Page>

                                 LOAN AGREEMENT

          THIS LOAN AGREEMENT, dated as of this 23 day of November, 2004 (as
amended, restated, replaced, supplemented or otherwise modified from time to
time, this "AGREEMENT"), between BEAR STEARNS COMMERCIAL MORTGAGE, INC., a New
York corporation, having an address at 383 Madison Avenue, New York, New York
10179 ("LENDER"), and INLAND WESTERN SCHAUMBURG AMERICAN LANE, L.L.C., a
Delaware limited liability company, having an address at 2901 Butterfield Road,
Oak Brook, Illinois 60523 ("BORROWER").

                              W I T N E S S E T H:

          WHEREAS, Borrower desires to obtain the Loan (as hereinafter defined)
from Lender; and

          WHEREAS, Lender is willing to make the Loan to Borrower, subject to
and in accordance with the terms of this Agreement and the other Loan Documents
(as hereinafter defined).

          NOW, THEREFORE, in consideration of the making of the Loan by Lender
and the covenants, agreements, representations and warranties set forth in this
Agreement, the parties hereto hereby covenant, agree, represent and warrant as
follows:

                                    ARTICLE I
                     DEFINITIONS; PRINCIPLES OF CONSTRUCTION

          Section 1.1 DEFINITIONS. For all purposes of this Agreement, except as
otherwise expressly required or unless the context, clearly indicates a contrary
intent:

          "ADDITIONAL INSOLVENCY OPINION" shall mean any subsequent Insolvency
Opinion.

          "AFFILIATE" shall mean, as to any Person, any other Person that,
directly or indirectly, is in control of, is controlled by or is under common
control with such Person or is a director or officer of such Person or of an
Affiliate of such Person.

          "ALTA" shall mean American Land Title Association, or any successor
thereto.

          "ANCHOR TENANT" shall mean Zurich American Insurance Company, a New
York corporation, pursuant to the Anchor Tenant Lease.

          "ANCHOR TENANT LEASE" shall mean that certain Lease Agreement, dated
November __, 2004 by and between Borrower, as landlord, and Anchor Tenant, as
tenant, as the same may be amended, restated, renewed, substituted or replaced
(but only to the extent permitted under this Agreement).

          "ANNUAL BUDGET" shall mean the operating budget, including all planned
capital expenditures, for the Property prepared by Borrower for the applicable
Fiscal Year or other period.

<Page>

          "ANTICIPATED REPAYMENT DATE" shall mean December 1, 2009.

          "ASSIGNMENT OF LEASES" shall mean, with respect to the Property, that
certain first priority Assignment of Leases and Rents, dated as of the Closing
Date, from Borrower, as assignor, to Lender, as assignee, assigning to Lender
all of Borrower's interest in and to the Leases and Rents of the Property as
security for the Loan, as the same may be amended, restated, replaced,
supplemented or otherwise modified from time to time.

          "ASSIGNMENT OF MANAGEMENT AGREEMENT" shall mean that certain
Assignment of Management Agreement and Subordination of Management Fees dated as
of the Closing Date among Lender, Borrower and Manager, as the same may be
amended, restated, replaced, supplemented or otherwise modified from time to
time.

          "AWARD" shall mean any compensation paid by any Governmental Authority
in connection with a Condemnation in respect of all or any part of the Property.

          "BASIC CARRYING COSTS" shall mean, with respect to the Property, the
sum of the following costs associated with the Property for the relevant Fiscal
Year or payment period: (i) Taxes and (ii) Insurance Premiums.

          "BORROWER" shall mean INLAND WESTERN SCHAUMBURG AMERICAN LANE, L.L.C.,
together with its permitted successors and assigns.

          "BUSINESS DAY" shall mean any day other than a Saturday, Sunday or any
other day on which national banks in New York, New York are not open for
business.

          "CAPITAL EXPENDITURES" shall mean, for any period, the amount expended
for items capitalized under accounting principles reasonably acceptable to
Lender, consistently applied (including expenditures for building improvements
or major repairs, leasing commissions and tenant improvements).

          "CASH EXPENSES" shall mean, for any period, the operating expenses for
the operation of the Property as set forth in an Approved Annual Budget to the
extent that such expenses are actually incurred by Borrower minus any payments
into the Tax and Insurance Escrow Fund.

          "CASH MANAGEMENT TERMINATION EVENT" shall mean the Debt Service
Coverage Ratio shall be equal to or greater than 1.35 to 1.0 for two (2)
complete, consecutive calendar quarters following the calendar quarter in which
the Cash Management Trigger caused by a Debt Service Coverage Ratio deficiency
occurred, PROVIDED, HOWEVER, there shall not be more than two (2) Cash
Management Termination Events during the term of the Loan.

          "CASH MANAGEMENT TRIGGER" shall mean (i) the existence of an Event of
Default, (ii) the bankruptcy or insolvency of Borrower, Manager or Anchor
Tenant, (iii) Lender's determination that the Debt Service Coverage Ratio for
the preceding six (6) months annualized is less than or equal to 1.25 to 1.0, or
(iv) Borrower's failure to repay the Debt on or before the Anticipated Repayment
Date.

                                        2
<Page>

          "CASUALTY" shall have the meaning specified in Section 6.2 hereof.

          "CASUALTY/CONDEMNATION PREPAYMENT" shall have the meaning specified in
Section 6.4(e) hereof.

          "CASUALTY CONSULTANT" shall have the meaning set forth in Section
6.4(b)(iii) hereof.

          "CASUALTY RETAINAGE" shall have the meaning set forth in Section
6.4(b)(iv) hereof.

          "CLOSING DATE" shall mean the date hereof.

          "CODE" shall mean the Internal Revenue Code of 1986, as amended, as it
may be further amended from time to time, and any successor statutes thereto,
and applicable U.S. Department of Treasury regulations issued pursuant thereto
in temporary or final form.

          "CONDEMNATION" shall mean a temporary or permanent taking by any
Governmental Authority as the result or in lieu or in anticipation of the
exercise of the right of condemnation or eminent domain, of all or any part of
the Property, or any interest therein or right accruing thereto, including any
right of access thereto or any change of grade affecting the Property or any
part thereof.

          "DEBT" shall mean the outstanding principal amount set forth in, and
evidenced by, this Agreement and the Note together with all interest accrued and
unpaid thereon and all other sums (including the Prepayment Consideration) due
to Lender in respect of the Loan under the Note, this Agreement, the Mortgage or
any other Loan Document.

          "DEBT SERVICE" shall mean, with respect to any particular period of
time, scheduled interest payments under the Note.

          "DEBT SERVICE COVERAGE RATIO" shall mean a ratio for the applicable
period in which:

          (a) the numerator is the Net Operating Income (excluding interest on
credit accounts) for such period as set forth in the statements required
hereunder, without deduction for (i) actual management fees incurred in
connection with the operation of the Property, (ii) amounts paid to the Reserve
Funds, less (A) management fees equal to the greater of (1) assumed management
fees of two (2.0%) of Gross Income from Operations or (2) the actual management
fees incurred, (B) assumed Replacement Reserve Fund contributions equal to $0.00
per square foot of gross leaseable area at the Property; and (C) assumed
reserves for tenant improvements and leasing commissions equal to $0.00 per
square foot of gross leaseable area at the Property; and

          (b) the denominator is the aggregate amount of interest due and
payable on the Note for such applicable period.

                                        3
<Page>

          "DEFAULT" shall mean the occurrence of any event hereunder or under
any other Loan Document which, but for the giving of notice or passage of time,
or both, would be an Event of Default.

          "DEFAULT RATE" shall mean, with respect to the Loan, a rate per annum
equal to the lesser of (a) the maximum rate permitted by applicable law, or (b)
five percent (5%) above the Interest Rate or Hyper-Am Interest Rate, as
applicable.

          "DISCLOSURE DOCUMENT" shall have the meaning set forth in Section 9.2
hereof.

          "ELIGIBLE ACCOUNT" shall mean a separate and identifiable account from
all other funds held by the holding institution that is either (a) an account or
accounts maintained with a federal or state-chartered depository institution or
trust company which complies with the definition of Eligible Institution or (b)
a segregated trust account or accounts maintained with a federal or state
chartered depository institution or trust company acting in its fiduciary
capacity which, in the case of a state chartered depository institution or trust
company, is subject to regulations substantially similar to 12 C.F.R. Section
9.10(b), having in either case a combined capital and surplus of at least
$50,000,000 and subject to supervision or examination by federal and state
authority. An Eligible Account will not be evidenced by a certificate of
deposit, passbook or other instrument.

          "ELIGIBLE INSTITUTION" shall mean a depository institution or trust
company insured by the Federal Deposit Insurance Corporation the short term
unsecured debt obligations or commercial paper of which are rated at least A-1
by Standard & Poor's Ratings Services, P-1 by Moody's Investors Service, Inc.,
and F-1+ by Fitch, Inc. in the case of accounts in which funds are held for 30
days or less (or, in the case of accounts in which funds are held for more than
30 days, the long term unsecured debt obligations of which are rated at least
"AA" by Fitch and S&P and "Aa" by Moody's).

          "EMBARGOED PERSON" shall mean any person, entity or government subject
to trade restrictions under U.S. law, including, but not limited to, The USA
PATRIOT Act (including the anti-terrorism provisions thereof), the International
Emergency Economic Powers Act, 50 U.S.C, Sections 1701, et seq., The Trading
with the Enemy Act, 50 U.S.C. App. 1 et seq., and any Executive Orders or
regulations promulgated thereunder including those related to Specially
Designated Nationals and Specially Designated Global Terrorists, with the result
that the investment in Borrower, Principal or Guarantor, as applicable (whether
directly or indirectly), is prohibited by law or the Loan made by the Lender is
in violation of law.

          "ENVIRONMENTAL INDEMNITY" shall mean that certain Environmental
Indemnity Agreement executed by Borrower in connection with the Loan for the
benefit of Lender, as the same may be amended, restated, replaced, supplemented
or otherwise modified from time to time.

          "ENVIRONMENTAL REPORT" shall have the meaning as defined in the
Environmental Indemnity executed by the Borrower.

          "ERISA" shall mean the Employee Retirement Income Security Act of
1974, as amended.

                                        4
<Page>

          "EVENT OF DEFAULT" shall have the meaning set forth in Section 8.1(a)
hereof.

          "EXCESS CASH FLOW" shall have the meaning set forth in Section 2.6.3
hereof.

          "EXCHANGE ACT" shall have the meaning set forth in Section 9.2 hereof.

          "FISCAL YEAR" shall mean each twelve (12) month period commencing on
January 1 and ending on December 31 during each year of the term of the Loan.

          "GOVERNMENTAL AUTHORITY" shall mean any court, board, agency,
commission, office or other authority of any nature whatsoever for any
governmental unit (federal, state, county, district, municipal, city or
otherwise) whether now or hereafter in existence.

          "GROSS INCOME FROM OPERATIONS" shall mean all sustainable income as
reported on the financial statements delivered by the Borrower in accordance
with this Agreement, computed in accordance with accounting principles
reasonably acceptable to Lender, consistently applied, derived from the
ownership and operation of the Property from whatever source, INCLUDING, but not
limited to, (i) Rents from Tenants that are in occupancy, open for business and
paying unabated Rent, (ii) utility charges, (iii) escalations, (iv)
intentionally omitted; (v) service fees or charges, (vi) license fees, (vii)
parking fees, and (viii) other required pass-throughs but EXCLUDING (i) Rents
from Tenants that are subject to any bankruptcy proceeding (unless such Tenant
has affirmed its Lease or Inland Western Retail Real Estate Trust, Inc. has
master leased such Tenant's premises for full contract rent for a period not
less than three years, and the net worth of Inland Western Retail Real Estate
Trust, Inc. (as determined by Lender) is not less than such entity's net worth
as of September 30, 2004), or are not in occupancy, open for business or paying
unabated Rent, (ii) sales, use and occupancy or other taxes on receipts required
to be accounted for by Borrower to any Governmental Authority, (iii) refunds and
uncollectible accounts, (iv) sales of furniture, fixtures and equipment, (v)
Insurance Proceeds (other than business interruption or other loss of income
insurance), (vi) Awards, (vii) unforfeited security deposits, (viii) utility and
other similar deposits and (ix) any disbursements to Borrower from the Reserve
Funds. Gross income shall not be diminished as a result of the Mortgage or the
creation of any intervening estate or interest in the Property or any part
thereof.

          "HYPER-AM INTEREST RATE" shall mean a rate per annum equal to the
lesser of (a) the maximum rate permitted by applicable law, or (b) two percent
(2%) above the Interest Rate.

          "HYPER-AM PREPAYMENT" shall mean any application of Excess Cash Flow
to the Debt pursuant to Section 2.2.4.

          "IMPROVEMENTS" shall have the meaning set forth in the granting
clause of the Mortgage with respect to the Property.

          "INDEBTEDNESS" of a Person, at a particular date, means the sum
(without duplication) at such date of (a) indebtedness or liability for borrowed
money; (b) obligations evidenced by bonds, debentures, notes, or other similar
instruments; (c) obligations for the deferred purchase price of property or
services (including trade obligations); (d) obligations under letters of credit;
(e) obligations under acceptance facilities; (f) all guaranties, endorsements

                                        5
<Page>

(other than for collection or deposit in the ordinary course of business) and
other contingent obligations to purchase, to provide funds for payment, to
supply funds, to invest in any Person or entity, or otherwise to assure a
creditor against loss; and (g) obligations secured by any Liens, whether or not
the obligations have been assumed.

          "INDEMNITOR" shall mean Inland Western Retail Real Estate Trust,
Inc., a Maryland corporation.

          "INDEMNITY AGREEMENT" shall mean that certain Indemnity Agreement
dated as of the Closing Date by Borrower and Indemnitor in favor of Lender.

          "INDEPENDENT DIRECTOR" shall mean a director of a corporation or a
limited liability company who is not at the time of initial appointment, or at
any time while serving as a director of such an entity, and has not been at any
time during the preceding five (5) years: (a) a stockholder, director (with the
exception of serving as the Independent Director), officer, employee, partner,
attorney or counsel of the Borrower or any Affiliate of either of them; (b) a
customer, supplier or other person who derives any of its purchases or revenues
from its activities with the Borrower or any Affiliate of either of them; (c) a
Person controlling or under common control with any such stockholder, director,
officer, partner, customer, supplier or other Person; or (d) a member of the
immediate family of any such stockholder, director, officer, employee, partner,
customer, supplier or other person. As used in this definition, the term
"control" means the possession, directly or indirectly, of the power to direct
or cause the direction of management, policies or activities of a Person,
whether through ownership of voting securities, by contract or otherwise.

          "INLAND WESTERN RETAIL REAL ESTATE TRUST, INC." shall mean Inland
Western Retail Real Estate Trust, Inc., a Maryland corporation.

          "INSOLVENCY OPINION" SHALL HAVE THE MEANING SET FORTH IN SECTION 3.1.6
HEREOF.

          "INSURANCE PREMIUMS" shall have the meaning set forth in Section
6.1(b) hereof.

          "INSURANCE PROCEEDS" shall have the meaning set forth in Section
6.4(b) hereof.

          "INTEREST RATE" shall mean four and two hundred forty-seven
thousandths percent (4.247%) per annum.

          "LEASE" shall mean any lease, sublease or subsublease, letting,
license, concession or other agreement (whether written or oral and whether now
or hereafter in effect) pursuant to which any Person is granted a possessory
interest in, or right to use or occupy all or any portion of any space in the
Property of Borrower, and every modification, amendment or other agreement
relating to such lease, sublease, subsublease, or other agreement entered into
in connection with such lease, sublease, subsublease, or other agreement and
every guarantee of the performance and observance of the covenants, conditions
and agreements to be performed and observed by the other party thereto.

                                        6
<Page>

          "LEGAL REQUIREMENTS" shall mean, with respect to the Property, all
federal, state, county, municipal and other governmental statutes, laws, rules,
orders, regulations, ordinances, judgments, decrees and injunctions of
Governmental Authorities affecting the Property or any part thereof, or the
construction, use, alteration or operation thereof, or any part thereof, whether
now or hereafter enacted and in force, and all permits, licenses and
authorizations and regulations relating thereto, and all covenants, agreements,
restrictions and encumbrances contained in any instruments, either of record or
known to Borrower, at any time in force affecting the Property or any part
thereof, including, without limitation, any which may (a) require repairs,
modifications or alterations in or to the Property or any part thereof, or (b)
in any way limit the use and enjoyment thereof.

          "LENDER" shall mean Bear Stearns Commercial Mortgage, Inc., together
with its successors and assigns.

          "LICENSES" shall have the meaning set forth in Section 4.1.22 hereof.

          "LIEN" shall mean, with respect to the Property, any mortgage, deed of
trust, deed to secure debt, lien, pledge, hypothecation, assignment, security
interest, or any other encumbrance, charge or transfer of, on or affecting
Borrower, the Property, any portion thereof or any interest therein, including,
without limitation, any conditional sale or other title retention agreement, any
financing lease having substantially the same economic effect as any of the
foregoing, the filing of any financing statement, and mechanic's, materialmen's
and other similar liens and encumbrances.

          "LOAN" shall mean the loan made by Lender to Borrower pursuant to this
Agreement and evidenced by the Note.

          "LOAN DOCUMENTS" shall mean, collectively, this Agreement, the Note,
the Mortgage, the Assignment of Leases and Rents, the Environmental Indemnity,
the Assignment of Management Agreement, the Indemnity Agreement and all other
documents executed and/or delivered in connection with the Loan.

          "LOCKBOX ACCOUNT" shall have the meaning specified in Section 2.6.3
hereof.

          "LOCKBOX TRIGGER" shall mean (i) Lender's determination that the Debt
Service Coverage Ratio for the preceding six (6) months annualized is less than
or equal to 1.75 to 1.0, (ii) Borrower's failure to repay the Debt on or before
the Payment Date that is three (3) months prior to the Anticipated Repayment
Date, or (iii) a Cash Management Trigger.

          "MANAGEMENT AGREEMENT" shall mean, with respect to the Property, the
management agreement entered into by and between Borrower and the Manager,
pursuant to which the Manager is to provide management and other services with
respect to the Property.

          "MANAGER" shall mean Inland US Management LLC, a Delaware limited
liability company.

                                        7
<Page>

          "MATURITY DATE" shall mean December 1, 2034, or such other date on
which the final payment of principal of the Note becomes due and payable as
therein or herein provided, whether at such stated maturity date, by
declaration of acceleration, or otherwise.

          "MAXIMUM LEGAL RATE" shall mean the maximum nonusurious interest rate,
if any, that at any time or from time to time may be contracted for, taken,
reserved, charged or received on the indebtedness evidenced by the Note and as
provided for herein or the other Loan Documents, under the laws of such state or
states whose laws are held by any court of competent jurisdiction to govern the
interest rate provisions of the Loan.

          "MONTHLY DEBT SERVICE PAYMENT AMOUNT" shall mean an amount equal to
$288,158.95.

          "MORTGAGE" shall mean, with respect to the Property, that certain
first priority Mortgage and Security Agreement, dated the Closing Date, executed
and delivered by Borrower as security for the Loan and encumbering the Property,
as the same may be amended, restated, replaced, supplemented or otherwise
modified from time to time.

          "NET CASH FLOW" shall mean, with respect to the Property for any
period, the amount obtained by subtracting Operating Expenses and Capital
Expenditures for such period from Gross Income from Operations for such period.

          "NET CASH FLOW AFTER DEBT SERVICE" shall mean, with respect to the
Property for any period, the amount obtained by subtracting Debt Service for
such period from Net Cash Flow for such period.

          "NET CASH FLOW SCHEDULE" shall have the meaning set forth in Section
5.1.11(b) hereof.

          "NET OPERATING INCOME" shall mean the amount obtained by subtracting
from Gross Income from Operations (i) Operating Expenses, and (ii) a vacancy
allowance equal to the greater of (x) market vacancy (as reasonably determined
by Lender), less actual vacancy, and (y) underwritten vacancy of 0.00%, less
actual vacancy. Notwithstanding the foregoing, if actual vacancy exceeds market
vacancy and underwritten vacancy, then there shall be no adjustment for a
vacancy allowance.

          "NET PROCEEDS" shall have the meaning set forth in Section 6.4(b)
hereof.

          "NET PROCEEDS DEFICIENCY" shall have the meaning set forth in Section
6.4(b)(vi) hereof.

          "NET PROCEEDS PREPAYMENT" shall have the meaning set forth in Section
6.4(e) hereof.

          "NOTE" shall mean that certain Promissory Note of even date herewith
in the principal amount of Eighty One Million Four Hundred Twenty Thousand and
NO/100 Dollars ($81,420,000.00), made by Borrower in favor of Lender, as the
same may be amended, restated, replaced, supplemented or otherwise modified from
time to time.

                                        8
<Page>

          "OFFICERS' CERTIFICATE" shall mean a certificate delivered to Lender
by Borrower which is signed by the Sole Member.

          "OPERATING EXPENSES" shall mean the total of all expenditures,
computed in accordance with accounting principles reasonably acceptable to
Lender, consistently applied, of whatever kind relating to the operation,
maintenance and management of the Property that are incurred on a regular
monthly or other periodic basis, including without limitation, utilities,
ordinary repairs and maintenance, insurance, license fees, property taxes and
assessments, advertising expenses, management fees, payroll and related taxes,
computer processing charges, operational equipment or other lease payments as
approved by Lender, and other similar costs, but excluding depreciation, Debt
Service, Capital Expenditures and contributions to the Reserve Funds.

          "OTHER CHARGES" shall mean all ground rents, maintenance charges,
impositions other than Taxes, and any other charges, including, without
limitation, vault charges and license fees for the use of vaults, chutes and
similar areas adjoining the Property, now or hereafter levied or assessed or
imposed against the Property or any part thereof.

          "OTHER CONTRACT FUNDS" shall mean any payment due to Borrower under
any of the agreements described on SCHEDULE X.

          "PARTIAL PREPAYMENT CONDITIONS" shall have the meaning set forth in
Schedule II hereof.

          "PAYMENT DATE" shall mean the first (1st) day of each calendar month
during the term of the Loan or, if such day is not a Business Day, the
immediately succeeding Business Day.

          "PERMITTED ENCUMBRANCES" shall mean, with respect to the Property,
collectively, (a) the Liens and security interests created by the Loan
Documents, (b) all Liens, encumbrances and other matters disclosed in the Title
Insurance Policy relating to the Property or any part thereof, (c) Liens, if
any, for Taxes imposed by any Governmental Authority not yet due or delinquent,
and (d) such other title and survey exceptions as Lender has approved or may
approve in writing in Lender's reasonable discretion, which Permitted
Encumbrances in the aggregate do not materially adversely affect the value or
use of the Property or Borrower's ability to repay the Loan.

          "PERMITTED INVESTMENTS" shall mean any one or more of the following
obligations or securities acquired at a purchase price of not greater than par,
including those issued by Servicer, the trustee under any Securitization or any
of their respective Affiliates, payable on demand or having a maturity date not
later than the Business Day immediately prior to the first Payment Date
following the date of acquiring such investment and meeting one of the
appropriate standards set forth below:

          (i)      obligations of, or obligations fully guaranteed as to payment
     of principal and interest by, the United States or any agency or
     instrumentality thereof provided such obligations are backed by the full
     faith and credit of the United States of America including, without
     limitation, obligations of: the U.S. Treasury (all direct or fully

                                        9
<Page>

     guaranteed obligations), the Farmers Home Administration (certificates of
     beneficial ownership), the General Services Administration (participation
     certificates), the U.S. Maritime Administration (guaranteed Title XI
     financing), the Small Business Administration (guaranteed participation
     certificates and guaranteed pool certificates), the U.S. Department of
     Housing and Urban Development (local authority bonds) and the Washington
     Metropolitan Area Transit Authority (guaranteed transit bonds); PROVIDED,
     HOWEVER, that the investments described in this clause must (A) have a
     predetermined fixed dollar of principal due at maturity that cannot vary or
     change, (B) if rated by S&P, must not have an "r" highlighter affixed to
     their rating, (C) if such investments have a variable rate of interest,
     such interest rate must be tied to a single interest rate index plus a
     fixed spread (if any) and must move proportionately with that index, and
     (D) such investments must not be subject to liquidation prior to their
     maturity;

          (ii)     Federal Housing Administration debentures;

          (iii)    obligations of the following United States government
     sponsored agencies: Federal Home Loan Mortgage Corp. (debt obligations),
     the Farm Credit System (consolidated systemwide bonds and notes), the
     Federal Home Loan Banks (consolidated debt obligations), the Federal
     National Mortgage Association (debt obligations), the Student Loan
     Marketing Association (debt obligations), the Financing Corp. (debt
     obligations), and the Resolution Funding Corp. (debt obligations);
     PROVIDED, HOWEVER, that the investments described in this clause must (A)
     have a predetermined fixed dollar of principal due at maturity that cannot
     vary or change, (B) if rated by S&P, must not have an "r" highlighter
     affixed to their rating, (C) if such investments have a variable rate of
     interest, such interest rate must be tied to a single interest rate index
     plus a fixed spread (if any) and must move proportionately with that index,
     and (D) such investments must not be subject to liquidation prior to their
     maturity;

          (iv)     federal funds, unsecured certificates of deposit, time
     deposits, bankers' acceptances and repurchase agreements with maturities of
     not more than 365 days of any bank, the short term obligations of which at
     all times are rated in the highest short term rating category by each
     Rating Agency (or, if not rated by all Rating Agencies, rated by at least
     one Rating Agency in the highest short term rating category and otherwise
     acceptable to each other Rating Agency, as confirmed in writing that such
     investment would not, in and of itself, result in a downgrade,
     qualification or withdrawal of the initial, or, if higher, then current
     ratings assigned to the Securities); PROVIDED, HOWEVER, that the
     investments described in this clause must (A) have a predetermined fixed
     dollar of principal due at maturity that cannot vary or change, (B) if
     rated by S&P, must not have an "r" highlighter affixed to their rating, (C)
     if such investments have a variable rate of interest, such interest rate
     must be tied to a single interest rate index plus a fixed spread (if any)
     and must move proportionately with that index, and (D) such investments
     must not be subject to liquidation prior to their maturity;

          (v)      fully Federal Deposit Insurance Corporation-insured demand
     and time deposits in, or certificates of, deposit of, or bankers'
     acceptances issued by, any bank or trust company, savings and loan
     association or savings bank, the short term obligations of which at all
     times are rated in the highest short term rating category by each Rating

                                       10
<Page>

     Agency (or, if not rated by all Rating Agencies, rated by at least one
     Rating Agency in the highest short term rating category and otherwise
     acceptable to each other Rating Agency, as confirmed in writing that such
     investment would not, in and of itself, result in a downgrade,
     qualification or withdrawal of the initial, or, if higher, then current
     ratings assigned to the Securities); PROVIDED, HOWEVER, that the
     investments described in this clause must (A) have a predetermined fixed
     dollar of principal due at maturity that cannot vary or change, (B) if
     rated by S&P, must not have an "r" highlighter affixed to their rating, (C)
     if such investments have a variable rate of interest, such interest rate
     must be tied to a single interest rate index plus a fixed spread (if any)
     and must move proportionately with that index, and (D) such investments
     must not be subject to liquidation prior to their maturity;

          (vi)     debt obligations with maturities of not more than 365 days
     and at all times rated by each Rating Agency (or, if not rated by all
     Rating Agencies, rated by at least one Rating Agency and otherwise
     acceptable to each other Rating Agency, as confirmed in writing that such
     investment would not, in and of itself, result in a downgrade,
     qualification or withdrawal of the initial, or, if higher, then current
     ratings assigned to the Securities) in its highest long-term unsecured
     rating category; PROVIDED, HOWEVER, that the investments described in this
     clause must (A) have a predetermined fixed dollar of principal due at
     maturity that cannot vary or change, (B) if rated by S&P, must not have an
     "r" highlighter affixed to their rating, (C) if such investments have a
     variable rate of interest, such interest rate must be tied to a single
     interest rate index plus a fixed spread (if any) and must move
     proportionately with that index, and (D) such investments must not be
     subject to liquidation prior to their maturity;

          (vii)    commercial paper (including both non-interest-bearing
     discount obligations and interest-bearing obligations payable on demand or
     on a specified date not more than one year after the date of issuance
     thereof) with maturities of not more than 365 days and that at all times is
     rated by each Rating Agency (or, if not rated by all Rating Agencies, rated
     by at least one Rating Agency and otherwise acceptable to each other Rating
     Agency, as confirmed in writing that such investment would not, in and of
     itself, result in a downgrade, qualification or withdrawal of the initial,
     or, if higher, then current ratings assigned to the Securities) in its
     highest short-term unsecured debt rating; PROVIDED, HOWEVER, that the
     investments described in this clause must (A) have a predetermined fixed
     dollar of principal due at maturity that cannot vary or change, (B) if
     rated by S&P, must not have an "r" highlighter affixed to their rating, (C)
     if such investments have a variable rate of interest, such interest rate
     must be tied to a single interest rate index plus a fixed spread (if any)
     and must move proportionately with that index, and (D) such investments
     must not be subject to liquidation prior to their maturity;

          (viii)   units of taxable money market funds, which funds are
     regulated investment companies, seek to maintain a constant net asset value
     per share and invest solely in obligations backed by the full faith and
     credit of the United States, which funds have the highest rating available
     from each Rating Agency (or, if not rated by all Rating Agencies, rated by
     at least one Rating Agency and otherwise acceptable to each other Rating
     Agency, as confirmed in writing that such investment would not, in and of
     itself,

                                       11
<Page>

     result in a downgrade, qualification or withdrawal of the initial, or, if
     higher, then current ratings assigned to the Securities) for money market
     funds; and

          (ix)     any other security, obligation or investment which has been
     approved as a Permitted Investment in writing by (a) Lender and (b) each
     Rating Agency, as evidenced by a written confirmation that the designation
     of such security, obligation or investment as a Permitted Investment will
     not, in and of itself, result in a downgrade, qualification or withdrawal
     of the initial, or, if higher, then current ratings assigned to the
     Securities by such Rating Agency;

PROVIDED, HOWEVER, that no obligation or security shall be a Permitted
Investment if (A) such obligation or security evidences a right to receive only
interest payments or (B) the right to receive principal and interest payments on
such obligation or security are derived from an underlying investment that
provides a yield to maturity in excess of 120% of the yield to maturity at par
of such underlying investment.

          "PERMITTED PREPAYMENT DATE" shall mean the date that is three (3)
years from the first day of the calendar month immediately following the Closing
Date.

          "PERSON" shall mean any individual, corporation, partnership, joint
venture, limited liability company, estate, trust, unincorporated association,
any federal, state, county or municipal government or any bureau, department or
agency thereof and any fiduciary acting in such capacity on behalf of any of the
foregoing.

          "PERSONAL PROPERTY" shall have the meaning set forth in the granting
clause of the Mortgage with respect to the Property.

          "PHYSICAL CONDITIONS REPORT" shall mean, with respect to the Property,
a report prepared by a company satisfactory to Lender regarding the physical
condition of the Property, satisfactory in form and substance to Lender in its
sole discretion, which report shall, among other things, (a) confirm that the
Property and its use complies, in all material respects, with all applicable
Legal Requirements (including, without limitation, zoning, subdivision and
building laws) and (b) include a copy of a final certificate of occupancy with
respect to all Improvements on the Property.

          "POLICIES" shall have the meaning specified in Section 6.1(b) hereof.

          "PREPAYMENT CONSIDERATION" shall have the meaning set forth in Section
2.3.1.

          "PREPAYMENT RATE" shall mean the bond equivalent yield (in the
secondary market) on the United States Treasury Security that as of the
Prepayment Rate Determination Date has a remaining term to maturity closest to,
but not exceeding, the remaining term to the Maturity Date, as most recently
published in the "Treasury Bonds, Notes and Bills" section in The Wall Street
Journal as of the date of the related tender of the payment. If more than one
issue of United States Treasury Securities has the remaining term to the
Maturity Date referred to above, the "Prepayment Rate" shall be the yield on the
United States Treasury Security most recently issued as of such date. If the
publication of the Prepayment Rate in The Wall Street Journal is discontinued,
Lender shall determine the Prepayment Rate on the basis of "Statistical

                                       12
<Page>

Release H.15(519), Selected Interest Rates," or any successor publication,
published by the Board of Governors of the Federal Reserve System, or on the
basis of such other publication or statistical guide as Lender may reasonably
select.

          "PREPAYMENT RATE DETERMINATION DATE" shall mean the date which is five
(5) Business Days prior to the prepayment date.

          "PROPERTY" shall mean the parcel of real property, the Improvements
thereon and all personal property owned by Borrower and encumbered by the
Mortgage, together with all rights pertaining to such property and Improvements,
as more particularly described in the Granting Clauses of the Mortgage and
referred to therein as the "Property".

          "PROVIDED INFORMATION" shall have the meaning set forth in Section
9.1(a) hereof.

          "QUALIFYING ENTITY" shall have the meaning set forth in Section
5.2.13(b) hereof.

          "QUALIFYING MANAGER" shall mean either (a) a reputable and experienced
management organization reasonably satisfactory to Lender, which organization or
its principals possess at least ten (10) years experience in managing properties
similar in size, scope and value of the Property and which, on the date Lender
determines whether such management organization is a Qualifying Manager, manages
at least one million square feet of office space, provided that Borrower shall
have obtained prior written confirmation from the Rating Agency that management
of the Property by such entity will not cause a downgrading, withdrawal or
qualification of the then current rating of the securities issued pursuant to
the Securitization, or (b) the fee owner of the Property, provided that such
owner possesses experience in managing and operating properties similar in size,
scope and value of the Property. Lender acknowledges that on the Closing Date,
Manager shall be deemed to be a Qualifying Manager.

          "RATING AGENCIES" shall mean each of Standard & Poor's Ratings
Services, a division of McGraw-Hill, Inc., Moody's Investors Service, Inc. and
Fitch, Inc., or any other nationally-recognized statistical rating agency which
has been approved by Lender.

          "RATING SURVEILLANCE CHARGE" shall have the meaning set forth in
Section 9.3 hereof.

          "RELEVANT LEASING THRESHOLD" shall mean, any Lease for an amount of
leaseable square footage equal to or greater than 10,000 square feet.

          "RELEVANT RESTORATION THRESHOLD" shall mean Three Hundred Fifty
Thousand and No/100 dollars ($350,000.00).

          "REMIC TRUST" shall mean a "real estate mortgage investment conduit"
within the meaning of Section 860D of the Code that holds the Note.

          "RENTS" shall mean, with respect to the Property, all rents, rent
equivalents, moneys payable as damages or in lieu of rent or rent equivalents,
royalties (including, without limitation, all oil and gas or other mineral
royalties and bonuses), income, receivables, receipts,

                                       13
<Page>

revenues, deposits (including, without limitation, security, utility and other
deposits), accounts, cash, issues, profits, charges for services rendered, and
other consideration of whatever form or nature received by or paid to or for the
account of or benefit of Borrower or its agents or employees from any and all
sources arising from or attributable to the Property, and proceeds, if any, from
business interruption or other loss of income insurance, including the Other
Contract Funds.

          "REPLACEMENT RESERVE ACCOUNT" shall have the meaning set forth in
Section 7.3.1 hereof.

          "REPLACEMENT RESERVE FUND" shall have the meaning set forth in Section
7.3.1 hereof.

          "REPLACEMENT RESERVE MONTHLY DEPOSIT" shall have the meaning set forth
in Section 7.3.1 hereof.

          "REPLACEMENTS" shall have the meaning set forth in Section 7.3.1(a)
hereof.

          "REQUIRED REPAIR ACCOUNT" shall have the meaning set forth in Section
7.1.1 hereof.

          "REQUIRED REPAIR FUND" shall have the meaning set forth in Section
7.1.1 hereof.

          "REQUIRED REPAIRS" shall have the meaning set forth in Section 7.1.1
hereof.

          "RESERVE FUNDS" shall mean the Tax and Insurance Escrow Fund, the
Replacement Reserve Fund, the Required Repair Fund (if any), the Lockbox Account
or any other escrow fund established by the Loan Documents.

          "RESTORATION" shall have the meaning set forth in Section 6.2 hereof.

          "SECURITIES" shall have the meaning set forth in Section 9.1 hereof.

          "SECURITIES ACT" shall have the meaning set forth in Section 9.2
hereof.

          "SECURITIZATION" shall have the meaning set forth in Section 9.1
hereof.

          "SERVICER" shall have the meaning set forth in Section 9.6 hereof.

          "SERVICING AGREEMENT" shall have the meaning set forth in Section 9.6
hereof.

          "SEVERED LOAN DOCUMENTS" shall have the meaning set forth in Section
8.2(c) hereof.

          "SEVERING DOCUMENTATION" shall have the meaning set forth in Section
9.7 hereof.

          "SOLE MEMBER" shall mean Inland Western Retail Real Estate Trust, Inc.

                                       14
<Page>

          "SPECIAL PURPOSE ENTITY" means a corporation, limited partnership,
limited liability company, or Delaware statutory trust which at all times on and
after the Closing Date:

          (i)      is organized solely for the purpose of (A) acquiring,
     developing, owning, holding, selling, leasing, transferring, exchanging,
     managing and operating the Property, entering into this Agreement with the
     Lender, refinancing the Property in connection with a permitted repayment
     of the Loan, and transacting lawful business that is incident, necessary
     and appropriate to accomplish the foregoing; or (B) acting as a general
     partner of the limited partnership that owns the Property, a member of the
     limited liability company that owns the Property or the beneficiary or
     trustee of a Delaware statutory trust that owns the Property;

          (ii)     is not engaged and will not engage in any business unrelated
     to (A) the acquisition, development, ownership, management or operation of
     the Property, (B) acting as general partner of the limited partnership that
     owns the Property, (C) acting as a member of the limited liability company
     that owns the Property, or (D) acting as the beneficiary of trustee of a
     Delaware statutory trust that owns the Property, as applicable;

          (iii)    does not have and will not have any assets other than those
     related to the Property or its partnership interest in the limited
     partnership, the member interest in the limited liability company or the
     beneficial interest in the Delaware statutory trust that owns the Property
     or acts as the general partner, managing member or beneficiary or trustee
     thereof, as applicable;

          (iv)     has not engaged, sought or consented to and will not engage
     in, seek or consent to any dissolution, winding up, liquidation,
     consolidation, merger, sale of all or substantially all of its assets,
     transfer of partnership, membership or beneficial or trustee interests
     (if such entity is a general partner in a limited partnership, a member in
     a limited liability company or a beneficiary of a Delaware trust) or
     amendment of its limited partnership agreement, articles of incorporation,
     articles of organization, certificate of formation, operating agreement or
     trust formation and governance documents (as applicable) with respect to
     the matters set forth in this definition;

          (v)      if such entity is a limited partnership, has as its only
     general partners, Special Purpose Entities that are corporations, limited
     partnerships or limited liability companies;

          (vi)     if such entity is a corporation, has at least one (1)
     Independent Director, and has not caused or allowed and will not cause or
     allow the board of directors of such entity to take any action related to a
     bankruptcy or insolvency proceeding or a voluntary dissolution without the
     unanimous affirmative vote of 100% of the members of its board of
     directors, including the Independent Director;

          (vii)    if such entity is a limited liability company and such
     limited liability company has more than one member, such limited liability
     company has as its manager a Special Purpose Entity that is a corporation
     and that owns at least 1.0% (one percent) of the equity of the limited
     liability company;

                                       15
<Page>

          (viii)   if such entity is a limited liability company and such
     limited liability company has only one member, such limited liability
     company (a) has been formed under Delaware law, (b) has either a
     corporation or other person or entity that shall become a member of the
     limited liability company upon the dissolution or disassociation of the
     member, and (c) has a board of directors with not less than one (1)
     Independent Director, and (d) will not cause or allow its board of
     directors to take any action related to a bankruptcy or insolvency
     proceeding or a voluntary dissolution without the unanimous affirmative
     vote of 100% of the members of its board of directors, including the
     Independent Director;

          (ix)     if such entity is (a) a limited liability company, has
     articles of organization, a certificate of formation and/or an operating
     agreement, as applicable, (b) a limited partnership, has a limited
     partnership agreement, (c) a corporation, has a certificate or articles of
     incorporation and bylaws, as applicable, or (d) a Delaware statutory trust,
     has organizational documents that, in each case, provide that such entity
     will not: (1) dissolve, merge, liquidate, consolidate; (2) except as
     permitted herein, sell all or substantially all of its assets or the assets
     of the Borrower (as applicable) except as permitted herein; (3) engage in
     any other business activity, or amend its organizational documents with
     respect to the matters set forth in this definition without the consent of
     the Lender; or (4) without the affirmative vote of all directors of the
     corporation (that is such entity or the general partner or managing or
     co-managing member or manager of such entity), file a bankruptcy or
     insolvency petition or otherwise institute insolvency proceedings with
     respect to itself or to any other entity in which it has a direct or
     indirect legal or beneficial ownership interest;

          (x)      has not entered into or been a party to, and will not enter
     into or be a party to, any transaction with its partners, members,
     beneficiaries, shareholders or Affiliates except (A) in the ordinary course
     of its business and on terms which are intrinsically fair, commercially
     reasonable and are no less favorable to it than would be obtained in a
     comparable arm's-length transaction with an unrelated third party and (B)
     in connection with this Agreement;

          (xi)     is solvent and pays its debts and liabilities (including, as
     applicable, shared personnel and overhead expenses) from its assets as the
     same become due, and is maintaining adequate capital for the normal
     obligations reasonably foreseeable in a business of its size and character
     and in light of its contemplated business operations;

          (xii)    has not failed and will not fail to correct any known
     misunderstanding regarding the separate identity of such entity;

          (xiii)   will file its own tax returns; PROVIDED, however, that
     Borrower's assets and income may be included in a consolidated tax return
     of its parent companies if inclusion on such consolidated tax return is in
     compliance with applicable law;

          (xiv)    has maintained and will maintain its own resolutions and
     agreements;

                                       16
<Page>

          (xv)     (a) has not commingled and will not commingle its funds or
     assets with those of any other Person and (b) has not participated and will
     not participate in any cash management system with any other Person, except
     with respect to a custodial account maintained by the Manager on behalf of
     Affiliates of Borrower and, with respect to funds in such custodial
     account, has separately accounted, and will continue to separately account
     for, each item of income and expense applicable to the Property and
     Borrower;

          (xvi)    has held and will hold its assets in its own name;

          (xvii)   has conducted and will conduct its business in its name or in
     a name franchised or licensed to it by an entity other than an Affiliate of
     Borrower;

          (xviii)  has maintained and will maintain its balance sheets,
     operating statements and other entity documents separate from any other
     Person and has not permitted and will not permit its assets to be listed as
     assets on the financial statement of any other entity except as required or
     permitted by applicable accounting principles acceptable to Lender,
     consistently applied; PROVIDED, HOWEVER, that (i) any such consolidated
     financial statement shall contain a note indicating that it maintains
     separate balance sheets and operating statements for the Borrower and the
     Property, or (ii) if such Person is controlled by Inland Western Retail
     Real Estate Trust, Inc., then such Person may be included in the
     consolidated financial statement of Inland Western Retail Real Estate
     Trust, Inc. provided such consolidated financial statement contains a note
     indicating that it maintains separate financial records for each Person
     controlled by Inland Western Retail Real Estate Trust, Inc.;

          (xix)    has a sufficient number of employees in light of its
     contemplated business operations, which may be none;

          (xx)     has observed and will observe all partnership, corporate,
     limited liability company or Delaware statutory trust formalities, as
     applicable;

          (xxi)    has and will have no Indebtedness (including loans (whether
     or not such loans are evidenced by a written agreement) between Borrower
     and any Affiliates of Borrower and relating to the management of funds in
     the custodial account maintained by the Manager) other than (i) the Loan,
     (ii) liabilities incurred in the ordinary course of business relating to
     the ownership and operation of the Property and the routine administration
     of Borrower, which liabilities are not more than sixty (60) days past the
     date incurred (unless disputed in accordance with applicable law), are not
     evidenced by a note and are paid when due, and which amounts are normal and
     reasonable under the circumstances, and (iii) such other liabilities that
     are permitted pursuant to this Agreement;

          (xxii)   has not and will not assume or guarantee or become obligated
     for the debts of any other Person or hold out its credit as being available
     to satisfy the obligations of any other Person except as otherwise
     permitted pursuant to this Agreement;

          (xxiii)  has not and will not acquire obligations or securities of its
     partners, members, beneficiaries or shareholders or any other Affiliate;

                                       17
<Page>

          (xxiv)   has allocated and will allocate fairly and reasonably any
     overhead expenses that are shared with any Affiliate, including, but not
     limited to, paying for shared office space and services performed by any
     employee of an affiliate;

          (xxv)    has not maintained or used, and will not maintain or use,
     invoices and checks bearing the name of any other Person, PROVIDED,
     HOWEVER, that Manager, on behalf of such Person, may maintain and use
     invoices and checks bearing Manager's name;

          (xxvi)   has not pledged and will not pledge its assets for the
     benefit of any other Person except as permitted or required pursuant to
     this Agreement;

          (xxvii)  has held itself out and identified itself and will hold
     itself out and identify itself as a separate and distinct entity under its
     own name or in a name franchised or licensed to it by an entity other than
     an Affiliate of Borrower and not as a division or part of any other Person,
     except for services rendered by Manager under the Management Agreement, so
     long as Manager holds itself out as an agent of the Borrower;

          (xxviii) has maintained and will maintain its assets in such a manner
     that it will not be costly or difficult to segregate, ascertain or identify
     its individual assets from those of any other Person;

          (xxix)   has not made and will not make loans to any Person or hold
     evidence of indebtedness issued by any other person or entity (other than
     cash and investment-grade securities issued by an entity that is not an
     Affiliate of or subject to common ownership with such entity);

          (xxx)    has not identified and will not identify its partners,
     members, beneficiaries or shareholders, or any Affiliate of any of them,
     as a division or part of it, and has not identified itself and shall not
     identify itself as a division of any other Person;

          (xxxi)   does not and will not have any of its obligations guaranteed
     by any Affiliate except as otherwise required in the Loan Documents;

          (xxxii)  has not entered into or been a party to, and will not enter
     into or be a party to, any transaction with its partners, members,
     beneficiaries, shareholders or Affiliates except (A) in the ordinary course
     of its business and on terms which are intrinsically fair, commercially
     reasonable and are no less favorable to it than would be obtained in a
     comparable arm's-length transaction with an unrelated third party and (B)
     in connection with this Agreement; and

          (xxxiii) has complied and will comply with all of the terms and
     provisions contained in its organizational documents. The statement of
     facts contained in its organizational documents are true and correct and
     will remain true and correct.

          "STATE" shall mean, with respect to the Property, the State or
Commonwealth in which the Property or any part thereof is located.

                                       18
<Page>

          "SURVEY" shall mean a survey of the Property in question prepared by a
surveyor licensed in the State and satisfactory to Lender and the company or
companies issuing the Title Insurance Policy, and containing a certification of
such surveyor satisfactory to Lender.

          "TAX AND INSURANCE ESCROW FUND" shall have the meaning set forth in
Section 7.2 hereof regardless of whether the funds held therein are held by
Lender for the payment of Taxes or Insurance Premiums or both.

          "TAXES" shall mean all real estate and personal property taxes,
assessments, water rates or sewer rents, now or hereafter levied or assessed or
imposed against the Property or any part thereof.

          "TENANT" shall mean any person or entity with a possessory right to
all or any part of the Property pursuant to a Lease or other written agreement.

          "TENANT DIRECTION LETTER" shall mean a letter in the form of
Schedule I attached hereto from Borrower to the tenant under each Lease with
respect to the Property (whether such Lease is presently effective or executed
after the Closing Date) directing such tenant to send directly to Lender for
deposit into the Lockbox Account all payments of Rent payable to Borrower under
such Lease.

          "TITLE INSURANCE POLICY" shall mean, with respect to the Property, an
ALTA mortgagee title insurance policy in the form (acceptable to Lender) (or,
if the Property is in a State which does not permit the issuance of such ALTA
policy, such form as shall be permitted in such State and acceptable to Lender)
issued with respect to the Property and insuring the lien of the Mortgage
encumbering the Property.

          "TRANSFEREE" shall have the meaning set forth in Section 5.2.13
hereof.

          "UCC" or "UNIFORM COMMERCIAL CODE" shall mean the Uniform Commercial
Code as in effect in the applicable State in which the Property is located.

          "U.S. OBLIGATIONS" shall mean direct non-callable obligations of the
United States of America as defined in Section 2(a)(16) of the Investment
Company Act as amended (15 USC 80a-1) stated in REMIC Section 1.86 OG-2(a)(8).

          Section 1.2 PRINCIPLES OF CONSTRUCTION. All references to sections and
schedules are to sections and schedules in or to this Agreement unless otherwise
specified. All uses of the word "including" shall mean "including, without
limitation" unless the context shall indicate otherwise. Unless otherwise
specified, the words "hereof," "herein" and "hereunder" and words of similar
import when used in this Agreement shall refer to this Agreement as a whole and
not to any particular provision of this Agreement. Unless otherwise specified,
all meanings attributed to defined terms herein shall be equally applicable to
both the singular and plural forms of the terms so defined.

                                       19
<Page>

                                   ARTICLE II
                                  GENERAL TERMS

          Section 2.1 LOAN COMMITMENT; DISBURSEMENT TO BORROWER.

          2.1.1    THE LOAN. Subject to and upon the terms and conditions set
forth herein, Lender hereby agrees to make and Borrower hereby agrees to accept
the Loan on the Closing Date.

          2.1.2    DISBURSEMENT TO BORROWER. Borrower may request and receive
only one borrowing hereunder in respect of the Loan and any amount borrowed and
repaid hereunder in respect of the Loan may not be reborrowed.

          2.1.3    THE NOTE, MORTGAGE AND LOAN DOCUMENTS. The Loan shall be
evidenced by the Note and secured by the Mortgage, the Assignment of Leases and
the other Loan Documents.

          2.1.4    USE OF PROCEEDS. Borrower shall use the proceeds of the Loan
to (a) repay and discharge any existing loans relating to the Property, (b) pay
all past-due Basic Carrying Costs, if any, in respect of the Property, (c) make
deposits into the Reserve Funds on the Closing Date in the amounts provided
herein, (d) pay costs and expenses incurred in connection with the closing of
the Loan, as approved by Lender, (e) fund any working capital requirements of
the Property, and (f) distribute the balance, if any, to Borrower.

          Section 2.2 INTEREST; LOAN PAYMENTS; LATE PAYMENT CHARGE.

          2.2.1    INTEREST GENERALLY. Interest on the outstanding principal
balance of the Loan shall accrue from the Closing Date to but excluding the
Anticipated Repayment Date at the Interest Rate, and from the Anticipated
Repayment Date to but excluding the Maturity Date at the Hyper-Am Interest Rate.

          2.2.2    INTEREST CALCULATION. Interest on the outstanding principal
balance of the Loan shall be calculated on the basis of a three hundred sixty
(360) day year comprised of twelve (12) months of thirty (30) days each, except
that interest due and payable for a period of less than a full month shall be
calculated by multiplying the actual number of days elapsed in the period for
which the calculation is being made by a daily rate based on a three hundred
sixty (360) day year.

          2.2.3    PAYMENTS GENERALLY. Borrower shall pay to Lender (a) on the
Closing Date, an amount equal to interest only on the outstanding principal
balance of the Loan from the Closing Date up to but not including the first
Payment Date following the Closing Date, and (b) on January 1, 2005 and each
Payment Date thereafter up to but not including the Maturity Date, an amount
equal to the Monthly Debt Service Payment Amount, which shall be applied to
interest on the outstanding principal amount of the Loan for the prior calendar
month at the Interest Rate.

          2.2.4    PAYMENTS AFTER ANTICIPATED REPAYMENT DATE. On each Payment
Date after the Anticipated Repayment Date up to but not including the Maturity
Date, in addition to the Monthly Debt Service Payment Amount, Borrower shall pay
to Lender any Excess Cash Flow for the calendar month preceding such Payment
Date. Each such payment of Excess Cash Flow, together with any remaining amount
of the Monthly Debt Service Payment Amount paid on such

                                       20
<Page>

date after the payment of interest on the outstanding principal balance of the
Loan at the Interest Rate, shall be applied (i) first, to the prepayment of
outstanding principal until the Loan has been paid in full, and (ii) next, to
the payment of the difference, if any, between (y) the sum of (i) interest
accrued and unpaid on the principal amount of the Loan at the Hyper-Am Rate and
(ii) interest on such accrued and unpaid interest at the Hyper-Am Rate and (z)
the interest paid at the Interest Rate on such Payment Date.

          2.2.5    PAYMENT ON MATURITY DATE. Borrower shall pay to Lender on the
Maturity Date the outstanding principal balance of the Loan, all accrued and
unpaid interest and all other amounts due hereunder and under the Note, the
Mortgage and other the Loan Documents.

          2.2.6    PAYMENTS AFTER DEFAULT. Upon the occurrence and during the
continuance of an Event of Default, interest on the outstanding principal
balance of the Loan and, to the extent permitted by law, overdue interest and
other amounts due in respect of the Loan, shall accrue at the Default Rate,
calculated from the date such payment was due without regard to any grace or
cure periods contained herein. Interest at the Default Rate shall be computed
from the occurrence of the Event of Default until the earlier of (i) in the
event of a non-monetary default, the cure of such Event of Default by Borrower
and acceptance of such cure by Lender, and (ii) in the event of a monetary
default, the actual receipt and collection of the Debt (or that portion thereof
that is then due). To the extent, permitted by applicable law, interest at the
Default Rate shall be added to the Debt, shall itself accrue interest at the
same rate as the Loan and shall be secured by the Mortgage. This paragraph shall
not be construed as an agreement or privilege to extend the date of the payment
of the Debt, nor as a waiver of any other right or remedy accruing to Lender by
reason of the occurrence of any Event of Default and Lender retains its rights
under the Note and this Agreement to accelerate and to continue to demand
payment of the Debt upon the happening and continuance of any Event of Default.

          2.2.7    LATE PAYMENT CHARGE. If any principal, interest or any other
sums due under the Loan Documents is not paid by Borrower on or prior to the
date which is five (5) days after the date on which it is due, Borrower shall
pay to Lender upon demand an amount equal to the lesser of five percent (5%) of
such unpaid sum or the maximum amount permitted by applicable law in order to
defray the expense incurred by Lender in handling and processing such delinquent
payment and to compensate Lender for the loss of the use of such delinquent
payment. Any such amount shall be secured by the Mortgage and the other Loan
Documents to the extent permitted by applicable law. The foregoing late payment
charge shall not apply to the payment of all outstanding principal, interest and
other sums due on the Maturity Date.

          2.2.8    USURY SAVINGS. This Agreement and the Note are subject to the
express condition that at no time shall Borrower be obligated or required to pay
interest on the principal balance of the Loan at a rate which could subject
Lender to either civil or criminal liability as a result of being in excess of
the Maximum Legal Rate. If, by the terms of this Agreement or the other Loan
Documents, Borrower is at any time required or obligated to pay interest on the
principal balance due hereunder at a rate in excess of the Maximum Legal Rate,
the Interest Rate, the Hyper-Am Interest Rate or the Default Rate, as the case
may be, shall be deemed to be immediately reduced to the Maximum Legal Rate and
all previous payments in excess of the Maximum Legal Rate shall be deemed to
have been payments in reduction of principal and not on account of the interest
due hereunder. All sums paid or agreed to be paid to Lender for the

                                       21
<Page>

use, forbearance, or detention of the sums due under the Loan, shall, to the
extent permitted by applicable law, be amortized, prorated, allocated, and
spread throughout the full stated term of the Loan until payment in full so that
the rate or amount of interest on account of the Loan does not exceed the
Maximum Legal Rate of interest from time to time in effect and applicable to the
Loan for so long as the Loan is outstanding.

          Section 2.3 PREPAYMENTS.

          2.3.1    VOLUNTARY PREPAYMENTS.

          (a) Except as otherwise provided herein, Borrower shall not have the
right to prepay the Loan in whole or in part prior to the Permitted Prepayment
Date. On or after the Permitted Prepayment Date, Borrower may, provided it has
given Lender prior written notice in accordance with the terms of this
Agreement, prepay the unpaid principal balance of the Loan in whole, but not in
part, by paying, together with the amount to be prepaid, (i) interest accrued
and unpaid on the outstanding principal balance of the Loan being prepaid to and
including the date of prepayment, (ii) unless prepayment is tendered on a
Payment Date, an amount equal to the interest that would have accrued on the
amount being prepaid after the date of prepayment through and including the next
Payment Date had the prepayment not been made (which amount shall constitute
additional consideration for the prepayment), (iii) all other sums then due
under this Agreement, the Note, the Mortgage and the other Loan Documents, and
(iv) if prepayment occurs prior to the Payment Date which is one month prior to
the Anticipated Repayment Date, a prepayment consideration (the "PREPAYMENT
CONSIDERATION") equal to the greater of (A) one percent (1%) of the outstanding
principal balance of the Loan being prepaid or (B) the excess, if any, of (1)
the sum of the present values of all then-scheduled payments of principal and
interest under this Agreement including, but not limited to, principal and
interest on the Anticipated Repayment Date (with each such payment discounted to
its present value at the date of prepayment at the rate which, when compounded
monthly, is equivalent to the Prepayment Rate), over (2) the outstanding
principal amount of the Loan. Lender shall notify Borrower of the amount and the
basis of determination of the required prepayment consideration.

          (b) On the Payment Date that is one month prior to the Anticipated
Repayment Date, and on each day thereafter through the Maturity Date, Borrower
may, at its option, prepay the Debt, in whole or in part (including a Hyper-Am
Prepayment), without payment of any Prepayment Consideration; provided, however,
if such prepayment (other than a Hyper-Am Prepayment) is not paid on a regularly
scheduled Payment Date, such prepayment shall include interest that would have
accrued on such prepayment through and including the next Payment Date. Except
in connection with a Hyper-Am Prepayment, Borrower's right to prepay any portion
of the principal balance of the Loan shall be subject to (i) Borrower's
submission of a notice to Lender setting forth the amount to be prepaid and the
projected date of prepayment, which date shall be no less than thirty (30) days
from the date of such notice, and (ii) Borrower's actual payment to Lender of
the amount to be prepaid as set forth in such notice on the projected date set
forth in such notice or any day following such projected date occurring in the
same calendar month as such projected date.

          2.3.2    MANDATORY PREPAYMENTS. (a) On the next occurring Payment Date
following the date on which Borrower actually receives any Net Proceeds, if
Lender is not

                                       22
<Page>

obligated to make such Net Proceeds available to Borrower or Anchor Tenant
pursuant to this Agreement for the restoration of the Property, Borrower shall,
at Lender's option, prepay the outstanding principal balance of the Note in an
amount equal to one hundred percent (100%) of such Net Proceeds. No Prepayment
Consideration or other penalty or premium shall be due in connection with any
prepayment made pursuant to this Section 2.3.2. Any partial prepayment under
this Section shall be applied to the last payments of principal due under the
Loan.

          (b) On the date on which Borrower tenders a Casualty/Condemnation
Prepayment pursuant to Section 6.4(e) below, such tender shall include (a) all
accrued and unpaid interest and the principal indebtedness being prepaid,
including interest on the outstanding principal amount of the applicable Note
through the last day of the month within which such tender occurs, and (b) any
other sums due hereunder relating to the applicable Note. Except as set forth in
this Section 2.3.2(b), other than following an Event of Default, no Prepayment
Consideration or other penalty or premium shall be due in connection with any
Casualty/Condemnation Prepayment.

          2.3.3    PREPAYMENTS AFTER DEFAULT. Following an Event of Default, if
Borrower or anyone on Borrower's behalf makes a tender of payment of all or any
portion of the Debt at any time prior to a foreclosure sale (including a sale
under the power of sale under the Mortgage), or during any redemption period
after foreclosure, (i) the tender of payment shall constitute an evasion of
Borrower's obligation to pay any Prepayment Consideration due under this
Agreement and such payment shall, therefore, to the maximum extent permitted by
law, include a premium equal to the Prepayment Consideration that would have
been payable on the date of such tender had the Loan not been so accelerated, or
(ii) if at the time of such tender a prepayment of the principal amount of the
Loan would have been prohibited under this Agreement had the principal amount of
the Loan not been so accelerated, the tender of payment shall constitute an
evasion of such prepayment prohibition and shall, therefore, to the maximum
extent permitted by law, include an amount equal to the greater of (i) 1% of the
then principal amount of the Loan (or the relevant portion thereof being
prepaid) and (ii) an amount equal to the excess of (A) the sum of the present
values of a series of payments payable at the times and in the amounts equal to
the payments of principal and interest (including, but not limited to the
principal and interest payable on the Anticipated Repayment Date) which would
have been scheduled to be payable after the date of such tender under this
Agreement had the Loan (or the relevant portion thereof) not been accelerated,
with each such payment discounted to its present value at the date of such
tender at the rate which when compounded monthly is equivalent to the Prepayment
Rate, over (B) the then principal amount of the Loan.

          Section 2.4 INTENTIONALLY OMITTED.

          Section 2.5 RELEASE OF PROPERTY. Except as set forth in this Section
2.5, no repayment or prepayment of all or any portion of the Loan shall cause,
give rise to a right to require, or otherwise result in, the release of any Lien
of the Mortgage on the Property. If Borrower has elected to prepay the entire
amount of the Loan pursuant to Section 2.3.1 and the requirements of this
Section 2.5 have been satisfied, the Property shall be released from the Lien of
the Mortgage.

                                       23
<Page>

          2.5.1    RELEASE ON PAYMENT IN FULL. Lender shall, upon the written
request and at the expense of Borrower, upon payment in full of all principal
and interest on the Loan and all other amounts due and payable under the Loan
Documents in accordance with the terms and provisions of Section 2.3.1 of this
Loan Agreement, release the Lien of the Mortgage on the Property not theretofore
released.

          2.5.2    INTENTIONALLY OMITTED.

          Section 2.6 MANNER OF MAKING PAYMENTS.

          2.6.1    MAKING OF PAYMENTS. Each payment by Borrower hereunder or
under the Note shall be made in funds settled through the New York Clearing
House Interbank Payments System or other funds immediately available to Lender
by 1:00 p.m., New York City time, on the date such payment is due, to Lender by
deposit to such account as Lender may designate by written notice to Borrower.
Whenever any payment hereunder or under the Note shall be stated to be due on a
day which is not a Business Day, such payment shall be made on the next
succeeding Business Day.

          2.6.2    NO DEDUCTIONS, ETC. All payments made by Borrower hereunder
or under the Note or the other Loan Documents shall be made irrespective of, and
without any deduction for, any setoff, defense or counterclaims.

          2.6.3    CASH MANAGEMENT. In connection with the Closing, Borrower
shall execute and deliver to Lender a Tenant Direction Letter for Anchor Tenant,
which Tenant Direction Letter instructs Anchor Tenant to deposit Rent and other
receivables related to the Property directly with Lender. Borrower covenants and
agrees to execute and deliver to Lender a Tenant Direction Letter for each new
tenant at the Property within thirty (30) days after the execution of each new
Lease for premises at the Property. Lender will hold the Tenant Direction
Letters in escrow; provided, however, upon the occurrence of a Lockbox Trigger,
Lender shall have the right to deliver a Tenant Direction Letter to Anchor
Tenant (or any replacement tenant at the Property). Rents received by Lender
following delivery of the Tenant Direction Letter, shall be held by Lender in an
escrow account (the "LOCKBOX ACCOUNT"). The Lockbox Account shall be an
interest-bearing account and shall at Lender's option be held in Eligible
Account at an Eligible Institution. Any interest earned on the Lockbox Account
shall accrue in said account for the benefit of Borrower, but shall remain in
and constitute part of the Lockbox Account, and shall be disbursed in accordance
with the terms hereof. Lender shall have the sole right to make withdrawals from
the Lockbox Account. Lender shall apply funds in the Lockbox Account to pay debt
service, Taxes, Insurance Premiums and required reserves, if any, in such order
as Lender deems appropriate. Funds remaining in the Lockbox Account after
payment of the foregoing (the "EXCESS CASH FLOW") shall be distributed to
Borrower; PROVIDED, HOWEVER, upon the occurrence of a Cash Management Trigger
and until the occurrence of a Cash Management Termination Event, such Excess
Cash Flow shall be distributed to Borrower only to the extent of operating
expenses approved by Lender and any remaining funds shall remain in such Lockbox
Account as additional collateral for the Loan. Upon the earlier of (i) repayment
of the Debt and (ii) a Cash Management Termination Event, the balance of the
funds in the Lockbox Account shall be distributed to Borrower. The Borrower
shall be responsible for the costs associated with the Lockbox Account. The
insufficiency of funds on deposit in the Lockbox Account shall not

                                       24
<Page>

relieve Borrower from the obligation to make any payments, as and when due
pursuant to this Agreement and the other Loan Documents, and such obligations
shall be separate and independent, and not conditioned on any event or
circumstance whatsoever.

          Section 2.7 INTENTIONALLY OMITTED.

                                   ARTICLE III
                              CONDITIONS PRECEDENT

          Section 3.1 CONDITIONS PRECEDENT TO CLOSING. The obligation of Lender
to make the Loan hereunder is subject to the fulfillment by Borrower or waiver
by Lender of the following conditions precedent no later than the Closing Date:

          3.1.1    REPRESENTATIONS AND WARRANTIES; COMPLIANCE WITH CONDITIONS.
The representations and warranties of Borrower contained in this Agreement and
the other Loan Documents shall be true and correct in all material respects on
and as of the Closing Date with the same effect as if made on and as of such
date, and no Default or an Event of Default shall have occurred and be
continuing; and Borrower shall be in compliance in all material respects with
all terms and conditions set forth in this Agreement and in each other Loan
Document on its part to be observed or performed.

          3.1.2    LOAN AGREEMENT AND NOTE. Lender shall have received a copy of
this Agreement and the Note, in each case, duly executed and delivered on behalf
of Borrower.

          3.1.3    DELIVERY OF LOAN DOCUMENTS; TITLE INSURANCE; REPORTS; LEASES,
ETC.

          (a) MORTGAGE. ASSIGNMENT OF LEASES AND OTHER LOAN DOCUMENTS. Lender
shall have received from Borrower fully executed and acknowledged counterparts
of the Mortgage and the Assignment of Leases and evidence that counterparts of
the Mortgage and Assignment of Leases have been delivered to the title company
for recording, in the reasonable judgment of Lender, so as to effectively create
upon such recording valid and enforceable first priority Liens upon the Property
in favor of Lender (or such trustee as may be required under local law), subject
only to the Permitted Encumbrances and such other Liens as are permitted
pursuant to the Loan Documents. Lender shall have also received from Borrower
fully executed counterparts of the Assignment of Management Agreement and the
other Loan Documents.

          (b) TITLE INSURANCE. Lender shall have received a Title Insurance
Policy issued by a title company acceptable to Lender and dated as of the
Closing Date. Such Title Insurance Policy shall (i) provide coverage in an
amount equal to the principal amount of the Loan together with, if applicable, a
"tie-in" or similar endorsement, (ii) insure Lender that the Mortgage creates a
valid first priority lien on the Property encumbered thereby, free and clear of
all exceptions from coverage other than Permitted Encumbrances and standard
exceptions and exclusions from coverage (as modified by the terms of any
endorsements), (iii) contain such endorsements and affirmative coverages as
Lender may reasonably request, and (iv) name Lender, its successors and assigns,
as the insured. The Title Insurance Policy shall be assignable without cost to
Lender. Lender also shall have received evidence that all premiums in respect of
such Title Insurance Policy have been paid.

                                       25
<Page>

          (c) SURVEY. Lender shall have received a title survey for the
Property, certified to the title company and Lender and their successors and
assigns, in form and content satisfactory to Lender and prepared by a
professional and properly licensed land surveyor satisfactory to Lender in
accordance with the most recent Minimum Standard Detail Requirements for
ALTA/ACSM Land Title Surveys. The following additional items from the list of
"Optional Survey Responsibilities and Specifications" (Table A) should be added
to each survey: 2, 3, 4, 6, 8, 9, 10, 11 and 13. The survey shall reflect the
same legal description contained in the Title Insurance Policy relating to the
Property referred to in clause (ii) above and shall include, among other things,
a legal description of the real property comprising part of such Property
reasonably satisfactory to Lender. The surveyor's seal shall be affixed to each
survey and the surveyor shall provide a certification for each survey in form
and substance acceptable to Lender.

          (d) INSURANCE. Lender shall have received valid certificates of
insurance for the policies of insurance required hereunder, satisfactory to
Lender in its sole discretion, and evidence of the payment of all premiums
payable for the existing policy period.

          (e) ENVIRONMENTAL REPORTS. Lender shall have received an environmental
report in respect of the Property, in each case reasonably satisfactory to
Lender.

          (f) ZONING. With respect to the Property, Lender shall have received,
at Lender's option, (i) letters or other evidence with respect to the Property
from the appropriate municipal authorities (or other Persons) concerning
applicable zoning and building laws, (ii) an ALTA 3.1 zoning endorsement to the
Title Insurance Policy or (iii) other evidence of zoning compliance, in each
case in substance reasonably satisfactory to Lender.

          (g) ENCUMBRANCES. Borrower shall have taken or caused to be taken such
actions in such a manner so that Lender has a valid and perfected first Lien on
the Property as of the Closing Date with respect to the Mortgage, subject only
to applicable Permitted Encumbrances and such other Liens as are permitted
pursuant to the Loan Documents, and Lender shall have received satisfactory
evidence thereof.

          3.1.4    RELATED DOCUMENTS. Each additional document not specifically
referenced herein, but relating to the transactions contemplated herein, shall
have been duly authorized, executed and delivered by all parties thereto and
Lender shall have received and approved certified copies thereof.

          3.1.5    DELIVERY OF ORGANIZATIONAL DOCUMENTS. On or before the
Closing Date, Borrower shall deliver or cause to be delivered to Lender copies
certified by Borrower of all organizational documentation related to Borrower
and/or the formation, structure, existence, good standing and/or qualification
to do business, as Lender may request in its sole discretion, including, without
limitation, good standing certificates, qualifications to do business in the
appropriate jurisdictions, resolutions authorizing the entering into of the Loan
and incumbency certificates as may be requested by Lender.

          3.1.6    OPINIONS OF BORROWER'S COUNSEL. Lender shall have received
opinions of Borrower's counsel (and if applicable, Borrower's local counsel) (a)
with respect to non-consolidation issues (an "INSOLVENCY OPINION") and (b) with
respect to due execution, authority,

                                       26
<Page>

enforceability of the Loan Documents and such other matters as Lender may
reasonably require, all such opinions in form, scope and substance reasonably
satisfactory to Lender and Lender's counsel in their reasonable discretion.

          3.1.7    BUDGETS. Borrower shall have delivered, and Lender shall have
approved, the Annual Budget for the current Fiscal Year.

          3.1.8    BASIC CARRYING COSTS. Borrower shall have paid all Basic
Carrying Costs relating to the Property which are in arrears, including without
limitation, (a) accrued but unpaid insurance premiums relating to the Property,
(b) currently due and payable Taxes (including any in arrears) relating to the
Property, and (c) currently due Other Charges relating to the Property, which
amounts shall be funded with proceeds of the Loan.

          3.1.9    COMPLETION OF PROCEEDINGS. All organizational proceedings
taken or to be taken in connection with the transactions contemplated by this
Agreement and other Loan Documents and all documents incidental thereto shall be
reasonably satisfactory in form and substance to Lender, and Lender shall have
received all such counterpart originals or certified copies of such documents as
Lender may reasonably request.

          3.1.10   PAYMENTS. All payments, deposits or escrows required to be
made or established by Borrower under this Agreement, the Note and the other
Loan Documents on or before the Closing Date shall have been paid.

          3.1.11   TENANT ESTOPPELS. Borrower shall deliver to Lender an
estoppel letter executed by Anchor Tenant in the form attached to the Anchor
Tenant Lease (or such other form as may be reasonably acceptable to Lender).

          3.1.12   TRANSACTION COSTS. Borrower shall have paid or reimbursed
Lender for all title insurance premiums, recording and filing fees or taxes,
costs of environmental reports, Physical Conditions Reports, appraisals and
other reports, the fees and costs of Lender's counsel and all other third party
out-of-pocket expenses incurred in connection with the origination of the Loan.

          3.1.13   MATERIAL ADVERSE CHANGE. There shall have been no material
adverse change in the financial condition or business condition of Borrower or
the Property since the date of the most recent financial statements delivered to
Lender. The income and expenses of the Property, the occupancy leases thereof,
and all other features of the transaction shall be as represented to Lender
without material adverse change. Neither Borrower, any of its constituent
Persons, shall be the subject of any bankruptcy, reorganization, or insolvency
proceeding.

          3.1.14   LEASES AND RENT ROLL. Lender shall have received copies of
all tenant leases, certified copies of any tenant leases as requested by Lender
and certified copies of all ground leases affecting the Property. Lender shall
have received a current certified rent roll of the Property, reasonably
satisfactory in form and substance to Lender.

          3.1.15   SUBORDINATION AND ATTORNMENT. Lender shall have received an
appropriate instrument, acceptable to Lender in its commercially reasonable
discretion, subordinating the

                                       27
<Page>

Anchor Tenant Lease and including an agreement by Anchor Tenant to attorn to
Lender in the event of a foreclosure or delivery of a deed in lieu thereof.

          3.1.16   TAX LOT. Lender shall have received evidence that the
Property constitutes one (1) or more separate tax lots, which evidence shall be
reasonably satisfactory in form and substance to Lender.

          3.1.17   PHYSICAL CONDITIONS REPORTS. Lender shall have received
Physical Conditions Reports with respect to the Property, which reports shall be
reasonably satisfactory in form and substance to Lender.

          3.1.18   MANAGEMENT AGREEMENT. Lender shall have received a certified
copy of the Management Agreement with respect to the Property which shall be
satisfactory in form and substance to Lender. Lender acknowledges that it has
reviewed the Management Agreement, and as drafted, such Management Agreement
does not violate Borrower's covenant that affiliated agreements be on terms
which are intrinsically fair, commercially reasonable and are no less favorable
to it than would be obtained in a comparable arm's length transaction with an
unrelated third party.

          3.1.19   APPRAISAL. Lender shall have received an appraisal of the
Property, which shall be satisfactory in form and substance to Lender.

          3.1.20   FINANCIAL STATEMENTS. Lender shall have received (a) a
balance sheet with respect to the Property for the two most recent Fiscal Years
and statements of income and statements of cash flows with respect to the
Property for the three most recent Fiscal Years, each in form and substance
reasonably satisfactory to Lender or (b) such other financial statements
relating to the ownership and operation of the Property, in form and substance
reasonably satisfactory to Lender.

          3.1.21   FURTHER DOCUMENTS. Lender or its counsel shall have received
such other and further approvals, opinions, documents and information as Lender
or its counsel may have reasonably requested including the Loan Documents in
form and substance reasonably satisfactory to Lender and its counsel.

          3.1.22   ENVIRONMENTAL INSURANCE. If required by Lender, Borrower
shall have obtained a secured creditor environmental insurance policy with
respect to the Property, which shall be in form and substance satisfactory to
Lender. Any such policy shall have a term not less than the term of the Loan.
Borrower shall have provided to Lender evidence that the premiums for such
policy has been paid in full.

                                   ARTICLE IV
                         REPRESENTATIONS ANT) WARRANTIES

          Section 4.1 BORROWER REPRESENTATIONS. Borrower represents and warrants
as of the date hereof and as of the Closing Date that:

          4.1.1    ORGANIZATION. Borrower has been duly organized and is validly
existing and in good standing with requisite power and authority to own the
Property and to transact the

                                       28
<Page>

businesses in which it is now engaged. Borrower is duly qualified to do business
and is in good standing in each jurisdiction where it is required to be so
qualified in connection with the Property, businesses and operations. Borrower
possesses all rights, licenses, permits and authorizations, governmental or
otherwise, necessary to entitle it to own the Property and to transact the
businesses in which it is now engaged, and the sole business of Borrower is the
ownership, management and operation of the Property.

          4.1.2    PROCEEDINGS. Borrower has taken all necessary action to
authorize the execution, delivery and performance of this Agreement and the
other Loan Documents. This Agreement and such other Loan Documents have been
duly executed and delivered by or on behalf of Borrower and constitute legal,
valid and binding obligations of Borrower enforceable against Borrower in
accordance with their respective terms, subject only to applicable bankruptcy,
insolvency and similar laws affecting rights of creditors generally, and
subject, as to enforceability, to general principles of equity (regardless of
whether enforcement is sought in a proceeding in equity or at law).

          4.1.3    NO CONFLICTS. The execution, delivery and performance of this
Agreement and the other Loan Documents by Borrower will not conflict with or
result in a breach of any of the terms or provisions of, or constitute a default
under, or result in the creation or imposition of any lien, charge or
encumbrance (other than pursuant to the Loan Documents) upon any of the property
or assets of Borrower pursuant to the terms of any indenture, mortgage, deed of
trust, loan agreement, partnership agreement or other agreement or instrument to
which Borrower is a party or by which any of Borrower's property or assets is
subject, nor will such action result in any violation of the provisions of any
statute or any order, rule or regulation of any court or governmental agency or
body having jurisdiction over Borrower or any of Borrower's properties or
assets, and any consent, approval, authorization, order, registration or
qualification of or with any court or any such regulatory authority or other
governmental agency or body required for the execution, delivery and performance
by Borrower of this Agreement or any other Loan Documents has been obtained and
is in full force and effect.

          4.1.4    LITIGATION. To Borrower's knowledge, there are no actions,
suits or proceedings at law or in equity by or before any Governmental Authority
or other agency now pending or threatened against or affecting Borrower or the
Property, which actions, suits or proceedings, if determined against Borrower or
the Property, might materially adversely affect the condition (financial or
otherwise) or business of Borrower or the condition or ownership of the
Property.

          4.1.5    AGREEMENTS. Except such instruments and agreements set forth
as Permitted Exceptions in the Title Insurance Policy, Borrower is not a party
to any agreement or instrument or subject to any restriction which might
materially and adversely affect Borrower or the Property, or Borrower's
business, properties or assets, operations or condition, financial or otherwise.
To Borrower's knowledge, Borrower is not in default in any material respect, in
the performance, observance or fulfillment, of any of the obligations, covenants
or conditions contained in any agreement or instrument to which it is a party or
by which Borrower or the Property are bound. Borrower has no material financial
obligation under any indenture, mortgage, deed of trust, loan agreement or other
agreement, or instrument, to which Borrower is a party or by which Borrower or
the Property is otherwise bound, other than (a) obligations

                                       29
<Page>

incurred in the ordinary course of the operation of the Property and (b)
obligations under the Loan Documents.

          4.1.6    TITLE. Borrower has good and indefeasible fee simple title to
the real property comprising part of the Property and good title to the balance
of the Property, free and clear of all Liens whatsoever except the Permitted
Encumbrances, such other Liens as are permitted pursuant to the Loan Documents
and the Liens created by the Loan Documents. The Mortgage, when properly
recorded in the appropriate records, together, with any Uniform Commercial Code
financing statements required to be filed in connection therewith, will create
(a) a valid, perfected lien on the Property, subject only to Permitted
Encumbrances and the Liens created by the Loan Documents and (b) perfected
security interests in and to, and perfected collateral assignment of, all
personalty (including the Leases), all in accordance with the terms thereof, in
each case subject only to any applicable Permitted Encumbrances, such other
Liens as are permitted pursuant to the Loan Documents and the Liens created by
the Loan Documents. There are no claims for payment for work, labor or materials
affecting the Property which are due and unpaid under the contracts pursuant to
which such work or labor was performed or materials provided which are or may
become a lien prior to, or of equal priority with, the Liens created by the Loan
Documents.

          4.1.7    SOLVENCY; NO BANKRUPTCY FILING. Borrower (a) has not entered
into the transaction or executed the Note, this Agreement or any other Loan
Documents with the actual intent to hinder, delay or defraud any creditor and
(b) received reasonably equivalent value in exchange for its obligations under
such Loan Documents. Giving effect to the Loan, the fair saleable value of
Borrower's assets exceeds and will, immediately following the making of the
Loan, exceed Borrower's total liabilities, including, without, limitation,
subordinated, unliquidated, disputed and contingent liabilities. The fair
saleable value of Borrower's assets is and will, immediately following the
making of the Loan, be greater than Borrower's probable liabilities, including
the maximum amount of its contingent liabilities on its debts as such debts
become absolute and matured. Borrower's assets do not and, immediately following
the making of the Loan will not, constitute unreasonably small capital to carry
out its business as conducted or as proposed to be conducted. Borrower does not
intend to, and does not believe that it will, incur debt and liabilities
(including contingent liabilities and other commitments) beyond its ability to
pay such debt and liabilities as they mature (taking into account the timing and
amounts of cash to be received by Borrower and the amounts to be payable on or
in respect of obligations of Borrower). Except as expressly disclosed to Lender
in writing, no petition in bankruptcy has been filed against Borrower, or to the
best of Borrower's knowledge, any constituent Person in the last seven (7)
years, and neither Borrower, nor to the best of Borrower's knowledge, any
constituent Person in the last seven (7) years has ever made an assignment for
the benefit of creditors or taken advantage of any insolvency act for the
benefit of debtors. Neither Borrower nor any of its constituent Persons are
contemplating either the filing of a petition by it under any state or federal
bankruptcy or insolvency laws or the liquidation of all or a major portion of
Borrower's assets or property, and Borrower has no knowledge of any Person
contemplating the filing of any such petition against it or such constituent
Persons.

          4.1.8    FULL AND ACCURATE DISCLOSURE. To Borrower's knowledge, no
statement of fact made by Borrower in this Agreement or in any of the other
Loan Documents contains any untrue statement of a material fact or omits to
state any material fact necessary to make

                                       30
<Page>

statements contained herein or therein not misleading. There is no material fact
presently known to Borrower which has not been disclosed to Lender which
adversely affects, nor as far as Borrower can foresee, might adversely affect,
the Property or the business, operations or condition (financial or otherwise)
of Borrower.

          4.1.9    NO PLAN ASSETS. Borrower is not an "employee benefit plan,"
as defined in Section 3(3) of ERISA, subject to Title I of ERISA, and none of
the assets of Borrower constitutes or will constitute "plan assets" of one or
more such plans within the meaning of 29 C.F.R. Section 2510.3-101. In addition,
(a) Borrower is not a "governmental plan" within the meaning of Section 3(32) of
ERISA and (b) transactions by or with Borrower are not subject to state statutes
regulating investment of, and fiduciary obligations with respect to,
governmental plans similar to the provisions of Section 406 of ERISA or Section
4975 of the Code currently in effect, which prohibit or otherwise restrict the
transactions contemplated by this Loan Agreement.

          4.1.10   COMPLIANCE. To Borrower's knowledge, Borrower and the
Property and the use thereof comply in all material respects with all applicable
Legal Requirements, including, without limitation, building and zoning
ordinances and codes. Borrower is not in default or violation of any order,
writ, injunction, decree or demand of any Governmental Authority. There has not
been committed by Borrower or, to Borrower's knowledge, any other Person in
occupancy of or involved with the operation or use of the Property any act or
omission affording the federal government or any other Governmental Authority
the right of forfeiture as against the Property or any part thereof or any
monies paid in performance of Borrower's obligations under any of the Loan
Documents.

          4.1.11   FINANCIAL INFORMATION. All financial data, including, without
limitation, the statements of cash flow and income and operating expense, that
have been delivered to Lender in respect of the Property (i) are, to the best of
Borrower's knowledge, true, complete and correct in all material respects, (ii)
accurately represent the financial condition of the Property as of the date of
such reports, and (iii) to the extent prepared or audited by an independent
certified public accounting firm, have been prepared in accordance with
accounting principles reasonably acceptable to Lender, consistently applied
throughout the periods covered, except as disclosed therein; PROVIDED, HOWEVER,
that if any financial data is delivered to Lender by any Person other than
Borrower, Indemnitor or any of their Affiliates, or if such financial data has
been prepared by or at the direction of any Person other than Borrower,
Indemnitor or any of their Affiliates, then the foregoing representations with
respect to such financial data shall be to the best of Borrower's knowledge,
after due inquiry. Borrower does not have any contingent liabilities,
liabilities for taxes, unusual forward or long-term commitments or unrealized or
anticipated losses from any unfavorable commitments that are known to Borrower
and reasonably likely to have a materially adverse effect on the Property or the
operation thereof as an office building, except as referred to or reflected in
said financial statements. Since the date of such financial statements, there
has been no materially adverse change in the financial condition, operations or
business of Borrower from that set forth in said financial statements.

          4.1.12   CONDEMNATION. No Condemnation or other proceeding has been
commenced or, to Borrower's knowledge, is contemplated with respect to all or
any portion of the Property or for the relocation of roadways providing access
to the Property.

                                       31
<Page>

          4.1.13   FEDERAL RESERVE REGULATIONS. No part of the proceeds of the
Loan will be used for the purpose of purchasing or acquiring any "margin stock"
within the meaning of Regulation U of the Board of Governors of the Federal
Reserve System or for any other purpose which would be inconsistent with such
Regulation U or any other Regulations of such Board of Governors, or for any
purposes prohibited, by Legal Requirements or by the terms and conditions of
this or the other Loan Documents.

          4.1.14   UTILITIES AND PUBLIC ACCESS. The Property has rights of
access to public ways and is served by water, sewer, sanitary sewer and storm
drain facilities adequate to service the Property for its respective intended
uses. All public utilities necessary or convenient to the full use and enjoyment
of the Property are located either in the public right-of-way abutting the
Property (which are connected so as to serve the Property without passing over
other property) or in recorded easements serving the Property and such easements
are set forth in and insured by the Title Insurance Policy. All roads necessary
for the use of the Property for their current respective purposes have been
completed and dedicated to public use and accepted by all Governmental
Authorities.

          4.1.15   NOT A FOREIGN PERSON. Borrower is not a "foreign person"
within the meaning of Section 1445(f)(3) of the Code.

          4.1.16   SEPARATE LOTS. The Property is comprised of one (1) or more
parcels which constitute a separate tax lot or lots and does not constitute a
portion of any other tax lot not a part of the Property, provided, however, that
portion of the Property known as Parcel 2 includes certain land that was
conveyed to the Village of Schaumburg pursuant to an eminent domain proceeding,
and which will be deleted from the tax lot within the next twelve months without
further action.

          4.1.17   ASSESSMENTS. There are no pending, or to Borrower's
knowledge, proposed special or other assessments for public improvements or
otherwise affecting the Property, not are there any contemplated improvements to
the Property that may result in such special or other assessments.

          4.1.18   ENFORCEABILITY. The Loan Documents are not subject to any
right of rescission, set-off, counterclaim or defense by Borrower, including the
defense of usury, nor would the operation of any of the terms of the Loan
Documents, or the exercise of any right thereunder, render the Loan Documents
unenforceable, and Borrower has not asserted any right of rescission, set-off,
counterclaim or defense with respect thereto.

          4.1.19   NO PRIOR ASSIGNMENT. There is no prior assignment of the
Leases or any portion of the Rents by Borrower or any of its predecessors in
interest, given as collateral security which are presently outstanding.

          4.1.20   INSURANCE. Borrower has obtained and has delivered to Lender
certified, copies of all insurance policies reflecting the insurance coverages,
amounts and other requirements set forth in this Agreement. To the best of
Borrower's knowledge, no claims have been made under any such policy, and no
Person, including Borrower, has done, by act or omission, anything which would
impair the coverage of any such policy.

                                       32
<Page>

          4.1.21   USE OF PROPERTY. The Property is used exclusively for office
purposes and other appurtenant and related uses.

          4.1.22   CERTIFICATE OF OCCUPANCY; LICENSES. All certifications,
permits, licenses and approvals, including without limitation, certificates of
completion and occupancy permits required to be obtained by Borrower for the
legal use, occupancy and operation of the Property as an office building have
been obtained and are in full force and effect, and to the best of Borrower's
knowledge, after due inquiry, all certifications, permits, licenses and
approvals, including without limitation, certificates of completion and
occupancy permits required to be obtained by any Person other than Borrower for
the legal use, occupancy and operation of the Property as an office building,
have been obtained and are in full force and effect (all of the foregoing
certifications, permits, licenses and approvals are collectively referred to as
the "LICENSES"). Borrower shall and shall cause all other Persons to, keep and
maintain all licenses necessary for the operation of the Property as an office
building. To Borrower's knowledge, the use being made of the Property is in
conformity with all certificates of occupancy issued for the Property.

          4.1.23   FLOOD ZONE. To the best of Borrower's knowledge, after due
inquiry, no Improvements on the Property are located in an area identified by
the Federal Emergency Management Agency as an area having special flood hazards.

          4.1.24   PHYSICAL CONDITION. Except as disclosed in the Physical
Conditions Reports delivered to Lender in connecting with this Loan, to
Borrower's knowledge, the Property, including, without limitation, all
buildings, improvements, parking facilities, sidewalks, storm drainage systems,
roofs, plumbing systems, HVAC systems, fire protection systems, electrical
systems, equipment, elevators, exterior sidings and doors, landscaping,
irrigation systems and all structural components, are in good condition, order
and repair in all material respects; there exists no structural or other
material defects or damages in the Property, whether latent or otherwise, and
Borrower has not received notice from any insurance company or bonding company
of any defects or inadequacies in the Property, or any part thereof, which would
adversely affect the insurability of the same or cause the imposition of
extraordinary premiums or charges thereon or of any termination or threatened
termination of any policy of insurance or bond.

          4.1.25   BOUNDARIES. To the best of Borrower's knowledge, after due
inquiry, all of the improvements which were included in determining the
appraised value of the Property lie wholly within the boundaries and building
restriction lines of the Property, and no improvements on adjoining properties
encroach upon the Property, and no easements or other encumbrances upon the
Property encroach upon any of the improvements, so as to affect the value or
marketability of the Property except those which are insured against by title
insurance.

          4.1.26   LEASES. The Property is not subject to any Leases other than
the Anchor Tenant Lease (and subleases permitted under the Anchor Tenant Lease).
No Person has any possessory interest in the Property or right to occupy the
same except under and pursuant to the provisions of the Anchor Tenant Lease. The
Anchor Tenant Lease is in full force and effect and to Borrower's knowledge
after inquiry, there are no defaults thereunder by either party and there are no
conditions that, with the passage of time or the giving of notice, or both,
would constitute

                                       33
<Page>

defaults thereunder. No Rent (including security deposits) has been paid more
than one (1) month in advance of its due date. All work to be performed by
Borrower under the Anchor Tenant Lease has been performed as required and has
been accepted by the Anchor Tenant, and any payments, free rent, partial rent,
rebate of rent or other payments, credits, allowances or abatements required to
be given by Borrower to Anchor Tenant has already been received by Anchor
Tenant. There has been no prior sale, transfer or assignment, hypothecation or
pledge of any Lease or of the Rents received therein which is outstanding. To
Borrower's knowledge after inquiry, Anchor Tenant has not assigned the Anchor
Tenant Lease or sublet all or any portion of the premises demised thereby, nor
does anyone except Anchor Tenant and its employees occupy such leased premises.
Anchor Tenant does not have a right or option pursuant to the Anchor Tenant
Lease or otherwise to purchase all or any part of the leased premises or the
building of which the leased premises are a part other than the right of first
refusal described in Article 4 of the Anchor Tenant Lease. Except as disclosed
in the Environmental Report delivered to Lender in connection herewith, to
Borrower's actual knowledge, no hazardous wastes or toxic substances, as defined
by applicable federal, state or local statutes, rules and regulations, have been
disposed, stored or treated by Anchor Tenant on or about the leased premises nor
does Borrower have any knowledge of Anchor Tenant's intention to use its leased
premises for any activity which, directly or indirectly, involves the use,
generation, treatment, storage, disposal or transportation of any petroleum
product or any toxic or hazardous chemical, material, substance or waste, except
in either event, in compliance with applicable federal, state or local statues,
rules and regulations.

          4.1.27   SURVEY. The Survey for the Property delivered to Lender in
connection with this Agreement has been prepared in accordance with the
provisions of Section 3.1.3(c) hereof, and does not fail to reflect any material
matter affecting the Property or the title thereto.

          4.1.28   LOAN TO VALUE. The maximum principal amount of the Note does
not exceed one hundred twenty-five percent (125%) of the fair market value of
the Property as set forth on the appraisal of the Property delivered to Lender.

          4.1.29   FILING AND RECORDING TAXES. All transfer taxes, deed stamps,
intangible taxes or other amounts in the nature of transfer taxes required to
be paid by any Person under applicable Legal Requirements currently in effect in
connection with the acquisition of the Property by Borrower have been paid or
are simultaneously being paid. All mortgage, mortgage recording, stamp,
intangible or other similar tax required to be paid by any Person under
applicable Legal Requirements currently in effect in connection with the
execution, delivery, recordation, filing, registration, perfection or
enforcement of any of the Loan Documents, including, without limitation, the
Mortgage, have been paid, and, under current Legal Requirements, the Mortgage is
enforceable in accordance with its terms by Lender (or any subsequent holder
thereof).

          4.1.30   SPECIAL PURPOSE ENTITY/SEPARATENESS. (a) Until the Debt has
been paid in full, Borrower hereby represents, warrants and covenants that the
Borrower is, shall be and shall continue to be a Special Purpose Entity. If
Borrower consists of more than one Person, each such Person shall be a Special
Purpose Entity.

                                       34
<Page>

          (b) The representations, warranties and covenants set forth in Section
4.1.30(a) shall survive for so long as any amount remains payable to Lender
under this Agreement or any other Loan Document.

          (c) Any and all of the assumptions made in any Insolvency Opinion,
including, but not limited to, any exhibits attached thereto, will have been and
shall be true and correct in all respects, and Borrower will have complied and
will comply with all of the assumptions made with respect to it in any
Insolvency Opinion. Each entity other than Borrower with respect to which an
assumption is made in any Insolvency Opinion will have complied and will comply
with all of the assumptions made with respect to it in any such Insolvency
Opinion.

          4.1.31   MANAGEMENT AGREEMENT. The Management Agreement is in full
force and effect and, to Borrower's knowledge, there is no default thereunder by
any party thereto and no event has occurred that, with the passage of time
and/or the giving of notice would constitute a default thereunder.

          4.1.32   ILLEGAL ACTIVITY. To Borrower's knowledge, no portion of the
Property has been or will be purchased with proceeds of any illegal activity.

          4.1.33   NO CHANGE IN FACTS OR CIRCUMSTANCES; DISCLOSURE. All
information submitted by Borrower to Lender and in all financial statements,
rent rolls, reports, certificates and other documents submitted in connection
with the Loan or in satisfaction of the terms thereof and all statements of fact
made by Borrower in this Agreement or in any other Loan Document, are accurate,
complete and correct in all material respects, provided, however, that if such
information was provided to Borrower by non-affiliated third parties, Borrower
represents that such information is, to the best of its knowledge after due
inquiry, accurate, complete and correct in all material respects. There has been
no material adverse change in any condition, fact, circumstance or event that
would make any such information inaccurate, incomplete or otherwise misleading
in any material respect or that otherwise materially and adversely affects or
might materially and adversely affect the Property or the business operations or
the financial condition of Borrower. Borrower has disclosed to Lender all
material facts and has not failed to disclose any material fact that could
cause any representation or warranty made herein to be materially misleading.

          4.1.34   INVESTMENT COMPANY ACT. Borrower is not (a) an "investment
company" or a company "controlled" by an "investment company," within the
meaning of the Investment Company Act of 1940, as amended; (b) a "holding
company" or a "subsidiary company" of a "holding company" or an "affiliate" of
either a "holding company" or a "subsidiary company" within the meaning of the
Public Utility Holding Company Act of 1935, as amended; or (c) subject to any
other federal or state law or regulation which purports to restrict or regulate
its ability to borrow money.

          4.1.35   PRINCIPAL PLACE OF BUSINESS AND ORGANIZATION. Borrower shall
not change its principal place of business set forth in the introductory
paragraph of this Agreement without first giving Lender thirty (30) days prior
written notice. Borrower shall not change the place of its organization as set
forth in the introductory paragraph of this Agreement without the consent of
Lender, which consent shall not be unreasonably withheld, conditioned or
delayed. Upon

                                       35
<Page>

Lender's request, Borrower shall execute and deliver additional financing
statements, security agreements and other instruments which may be necessary to
effectively evidence or perfect Lender's security interest in the Property as a
result of such change of principal place of business or place of organization.

          4.1.36   EMBARGOED PERSON. As of the Closing Date, to the best of
Borrower's knowledge, (a) none of the funds or other assets of Borrower
constitute property of, or are beneficially owned, directly or indirectly, by
any Embargoed Person; (b) no Embargoed Person has any interest of any nature
whatsoever in Borrower with the result that the investment in Borrower (whether
directly or indirectly), is prohibited by law or the Loan is in violation of
law; and (c) none of the funds of Borrower have been derived from any unlawful
activity with the result that the investment in Borrower (whether directly or
indirectly), is prohibited by law or the Loan is in violation of law.

          Section 4.2 SURVIVAL OF REPRESENTATIONS. Borrower agrees that all of
the representations and warranties of Borrower set forth in Section 4.1 and
elsewhere in this Agreement and in the other Loan Documents shall survive for so
long as any amount remains owing to Lender under this Agreement or any of the
other Loan Documents by Borrower. All representations, warranties, covenants and
agreements made in this Agreement or in the other Loan Documents by Borrower
shall be deemed to have been relied upon by Lender notwithstanding any
investigation heretofore or hereafter made by Lender or on its behalf.

                                    ARTICLE V
                               BORROWER COVENANTS

          Section 5.1 AFFIRMATIVE COVENANTS. From the Closing Date and until
payment and performance in full of all obligations of Borrower under the Loan
Documents or the earlier release of the Lien of the Mortgage encumbering the
Property (and all related obligations) in accordance with the terms of this
Agreement and the other Loan Documents, Borrower hereby covenants and agrees
with Lender that:

          5.1.1    EXISTENCE; COMPLIANCE WITH LEGAL REQUIREMENTS; INSURANCE.
Borrower shall do or cause to be done all things necessary to preserve, renew
and keep in full force and effect its existence, rights, licenses, permits and
franchises and comply with all Legal Requirements applicable to it and the
Property. Borrower shall not commit, nor shall Borrower permit any other Person
in occupancy of or involved with the operation or use of the Property to commit,
any act or omission affording the federal government or any state or local
government the right of forfeiture as against the Property or any part thereof
or any monies paid in performance of Borrower's obligations under any of the
Loan Documents. Borrower hereby covenants and agrees not to commit, permit or
suffer to exist any act or omission affording such right of forfeiture. Borrower
shall at all times maintain, preserve and protect all its franchises and trade
names and preserve all the remainder of its property used or useful in the
conduct of its business and shall keep the Property in good working order and
repair, and from time to time make, or cause to be made, all reasonably
necessary repairs, renewals, replacements, betterments and improvements thereto,
all as more fully provided in the Mortgage. Borrower shall keep the Property
insured at all times by financially sound and reputable insurers, to such extent
and against such risks, and maintain liability and such other insurance, as is
more fully provided in

                                       36
<Page>

this Agreement, Borrower shall operate, or cause the tenant to operate, any
Property that is the subject of an O&M Agreement (if any) in accordance with the
terms and provisions thereof in all material respects. After prior written
notice to Lender, Borrower, at its own expense, may contest by appropriate legal
proceeding promptly initiated and conducted in good faith and with due
diligence, the validity of any Legal Requirement, the applicability of any Legal
Requirement to Borrower or the Property or any alleged violation of any Legal
Requirement, provided that (i) no Event of Default has occurred and remains
uncured; (ii) intentionally omitted; (iii) such proceeding shall be permitted
under and be conducted in accordance with the provisions of any instrument to
which Borrower is subject and shall not constitute a default thereunder and such
proceeding shall be conducted in accordance with all applicable statutes, laws
and ordinances; (iv) the Property or any part thereof or interest therein will
not be in danger of being sold, forfeited, terminated, cancelled or lost; (v)
Borrower shall promptly upon final determination thereof comply with any such
Legal Requirement determined to be valid or applicable or cure any violation of
any Legal Requirement; (vi) such proceeding shall suspend the enforcement of the
contested Legal Requirement against Borrower or the Property; and (vii) Borrower
shall furnish such security as may be required in the proceeding, or as may be
requested by Lender, to insure compliance with such Legal Requirement, together
with all interest and penalties payable in connection therewith (provided,
however, if Anchor Tenant is conducting the contest pursuant to the Anchor
Tenant Lease, and is not required under the Anchor Tenant Lease to post any such
security, then this clause (vii) shall not apply). Lender may apply any such
security, as necessary to cause compliance with such Legal Requirement at any
time when, in the reasonable judgment of Lender, the validity, applicability or
violation of such Legal Requirement is finally established or the Property (or
any part thereof or interest therein) shall be in danger of being sold,
forfeited, terminated, cancelled or lost.

          5.1.2    TAXES AND OTHER CHARGES. Borrower shall pay or cause to be
paid all Taxes and Other Charges now or hereafter levied or assessed or imposed
against the Property or any part thereof as the same become due and payable;
PROVIDED, HOWEVER, Borrower's obligation to directly pay to the appropriate
taxing authority Taxes shall be suspended for so long as Borrower escrows for
Taxes pursuant to the terms and provisions of Section 7.2 hereof. Borrower will
deliver to Lender receipts for payment or other evidence satisfactory to Lender
that the Taxes and Other Charges have been so paid or are not then delinquent no
later than ten (10) days prior to the date on Which the Taxes and/or Other
Charges would otherwise be delinquent if not paid (PROVIDED, HOWEVER, that
Borrower is not required to furnish such receipts for payment of Taxes in the
event that such Taxes have been paid by Lender pursuant to Section 7.2 hereof).
If Borrower pays or causes to be paid all Taxes and Other Charges and provides a
copy of the receipt evidencing the payment thereof to Lender, then Lender shall
reimburse Borrower, provided that there are then sufficient proceeds in the Tax
and Insurance Escrow Fund and provided that the Taxes are being paid pursuant to
Section 7.2. Upon written request of Borrower, if Lender has paid such Taxes
pursuant to Section 7.2 hereof, Lender shall provide Borrower with evidence that
such Taxes have been paid. Borrower shall not suffer and shall promptly cause to
be paid and discharged any Lien or charge whatsoever which may be or become a
Lien or charge against the Property, and shall promptly pay for all utility
services provided to the Property. After prior written notice to Lender,
Borrower, at its own expense, may contest by appropriate legal proceeding,
promptly initiated and conducted in good faith and with due diligence, the
amount or validity or application in whole or in part of any Taxes or Other
Charges, provided that (i) Borrower is permitted to do so under the provisions
of any

                                       37
<Page>

mortgage or deed of trust superior in lien to the Mortgage; (ii) such proceeding
shall be permitted under and be conducted in accordance with the provisions of
any other instrument to which Borrower is subject and shall not constitute a
default thereunder and such proceeding shall be conducted in accordance with all
applicable statutes, laws and ordinances; (iii) the Property nor any part
thereof or interest therein will be in danger of being sold, forfeited,
terminated cancelled or lost; (iv) Borrower shall promptly upon final
determination thereof pay the amount of any such Taxes or Other Charges,
together with all costs, interest and penalties which may be payable in
connection therewith; (v) such proceeding shall suspend the collection of such
contested Taxes or Other Charges from the Property; and (vi) Borrower shall
furnish such security as may be required in the proceeding, or as may be
reasonably requested by Lender, to insure the payment of any such Taxes or Other
Charges, together with all interest and penalties thereon (provided, however, if
Anchor Tenant is conducting the contest pursuant to the Anchor Tenant Lease, and
is not required under the Anchor Tenant Lease to post any such security, then
this clause (vi) shall not apply). Lender may pay over any such cash deposit or
part thereof held by Lender to the claimant entitled thereto at any time when,
in the reasonable judgment of Lender, the entitlement of such claimant is
established.

          5.1.3    LITIGATION. Borrower shall give prompt written notice to
Lender of any litigation or governmental proceedings pending or threatened
against Borrower which might materially adversely affect Borrower's condition
(financial or otherwise) or business or the Property.

          5.1.4    ACCESS TO PROPERTY. Borrower shall permit agents,
representatives and employees of Lender to inspect the Property or any part
thereof at reasonable hours upon reasonable advance notice, subject to the
rights of Tenants under their respective Leases.

          5.1.5    NOTICE OF DEFAULT. Borrower shall promptly advise Lender of
any material adverse change in Borrower's condition, financial or otherwise, or
of the occurrence of any Default or Event of Default of which Borrower has
knowledge.

          5.1.6    COOPERATE IN LEGAL PROCEEDINGS. Borrower shall cooperate
fully with Lender with respect to any proceedings before any court, board or
other Governmental Authority which may in any way affect the rights of Lender
hereunder or any rights obtained by Lender under any of the other Loan Documents
and, in connection therewith, permit Lender, at its election, to participate in
any such proceedings.

          5.1.7    PERFORM LOAN DOCUMENTS. Borrower shall observe, perform and
satisfy all the terms, provisions, covenants and conditions of, and shall pay
when due all costs, fees and expenses to the extent required under the Loan
Documents executed and delivered by, or applicable to, Borrower.

          5.1.8    INSURANCE BENEFITS. Borrower shall cooperate with Lender in
obtaining for Lender the benefits of any Insurance Proceeds lawfully or
equitably payable in connection with the Property, and Lender shall be
reimbursed for any expenses incurred in connection therewith (including
reasonable attorneys' fees and disbursements, and the payment by Borrower of the
expense of an appraisal on behalf of Lender in case of a fire or other casualty
affecting the Property or any part thereof) out of such Insurance Proceeds.

                                       38
<Page>

          5.1.9    FURTHER ASSURANCES. Borrower shall, at Borrower's sole cost
and expense:

          (a) furnish to Lender all instruments, documents, boundary surveys,
footing or foundation surveys, certificates, plans and specifications,
appraisals, title and other insurance reports and agreements, and each and every
other document, certificate, agreement and instrument required to be furnished
by Borrower pursuant to the terms of the Loan Documents or reasonably requested
by Lender in connection therewith;

          (b) execute and deliver to Lender such documents, instruments,
certificates, assignments and other writings, and do such other acts necessary
or desirable, to evidence, preserve and/or protect the collateral at any time
securing or intended to secure the obligations of Borrower under the Loan
Documents, as Lender may reasonably require; and

          (c) do and execute all and such further lawful and reasonable acts,
conveyances and assurances for the better and more effective carrying out of the
intents and purposes of this Agreement and the other Loan Documents, as Lender
shall reasonably require from time to time.

          5.1.10   INTENTIONALLY OMITTED.

          5.1.11   FINANCIAL REPORTING. (a) Borrower will keep and maintain or
will cause to be kept and maintained on a Fiscal Year basis, in accordance with
the requirements for a Special Purpose Entity set forth above, proper and
accurate books, records and accounts reflecting all of the financial affairs of
Borrower and all items of income and expense in connection with the operation on
an individual basis of the Property. Lender shall have the right from time to
time at all times during normal business hours upon reasonable notice to examine
such books, records and accounts at the office of Borrower or other Person
maintaining such hooks, records and accounts and to make such copies or extracts
thereof as Lender shall desire. After the occurrence and during the continuance
of an Event of Default, Borrower shall pay any costs and expenses incurred by
Lender to examine Borrower's accounting records with respect to the Property, as
Lender shall reasonably determine to be necessary or appropriate in the
protection of Lender's interest.

          (b) Borrower will furnish to Lender annually, within ninety (90) days
following the end of each Fiscal Year of Borrower, either (i) a complete copy of
Borrower's annual financial statements audited by an accounting firm or other
independent certified public accountant reasonably acceptable to Lender in
accordance with the requirements for a Special Purpose Entity set forth above,
or (ii) a consolidated and annotated financial statement of Borrower and Sole
Member (as applicable), audited by an accounting firm or other independent
certified public accountant reasonably acceptable to Lender in accordance with
the requirements for a Special Purpose Entity set forth above, together with
unaudited financial statements relating to the Borrower and the Property. Such
financial statements for the Property for such Fiscal Year and shall contain
statements of profit and loss for Borrower and the Property and a balance sheet
for Borrower. Such statements shall set forth the financial condition and the
results of operations for the Property for such Fiscal Year, and shall include,
but not be limited to, amounts representing annual Net Cash Flow, Net Operating
Income, Gross Income from Operations and Operating Expenses. Borrower's annual
financial statements shall be accompanied by (i) a comparison of the budgeted
income and expenses and the actual income and expenses for the

                                       39
<Page>

prior Fiscal Year, (ii) a certificate executed by the chief financial officer of
Borrower or Sole Member, as applicable, stating that each such annual financial
statement presents fairly the financial condition and the results of operations
of Borrower and the Property being reported upon and has been prepared in
accordance with accounting principles reasonably acceptable to Lender,
consistently applied, (iii) an unqualified opinion of an accounting firm or
other independent certified public accountant reasonably acceptable to Lender,
(iv) a certified rent roll containing current rent, lease expiration dates and
the square footage occupied by each tenant; (v) a schedule audited by such
independent certified public accountant reconciling Net Operating Income to Net
Cash Flow (the "NET CASH FLOW SCHEDULE"), which shall itemize all adjustments
made to Net Operating Income to arrive at Net Cash Flow deemed material by such
independent certified public accountant. Together with Borrower's annual
financial statements, Borrower shall furnish to Lender an Officer's Certificate
certifying as of the date thereof whether there exists an event or circumstance
which constitutes a Default or Event of Default under the Loan Documents
executed and delivered by, or applicable to, Borrower, and if such Default or
Event of Default exists, the nature thereof, the period of time it has existed
and the action then being taken to remedy the same.

          (c) Borrower will furnish, or cause to be furnished, to Lender on or
before forty five (45) days after the end of each calendar quarter the following
items, accompanied by a certificate of the chief financial officer of Borrower
or Sole Member, as applicable, stating that such items are true, correct,
accurate, and complete and fairly present the financial condition and results of
the operations of Borrower and the Property (subject to normal year-end
adjustments) as applicable: (i) a rent roll for the subject month accompanied by
an Officer's Certificate with respect thereto; (ii) quarterly and year-to-date
operating statements (including Capital Expenditures) prepared for each calendar
quarter, noting Net Operating Income, Gross Income from Operations, and
Operating Expenses (not including any contributions to the Replacement Reserve
Fund, and other information necessary and sufficient to fairly represent the
financial position and results of operation of the Property during such calendar
month, and containing a comparison of budgeted income and expenses and the
actual income and expenses together with a detailed explanation of any variances
of five percent (5%) or more between budgeted and actual amounts for such
periods, all in form satisfactory to Lender; (iii) a calculation reflecting the
annual Debt Service Coverage Ratio for the immediately preceding twelve (12)
month period as of the last day of such month accompanied by an Officer's
Certificate with respect thereto; and (iv) a Net Cash Flow Schedule (such Net
Cash Flow for the Borrower may be unaudited if it is certified by an officer of
the Borrower). In addition, such certificate shall also be accompanied by a
certificate of the chief financial officer of Borrower or Sole Member stating
that the representations and warranties of Borrower set forth in Section
4.1.30(a) are true and correct as of the date of such certificate.

          (d) For the partial year period commencing on the Closing Date, and
for each Fiscal Year thereafter, Borrower shall submit to Lender an Annual
Budget not later than thirty (30) days after the commencement of such period or
Fiscal Year in form reasonably satisfactory to Lender.

          (e) Borrower shall furnish to Lender, within ten (10) Business Days
after request (or as soon thereafter as may be reasonably possible), such
further detailed information with

                                       40
<Page>

respect to the operation of the Property and the financial affairs of Borrower
as may be reasonably requested by Lender.

          (f) Borrower shall furnish to Lender, within ten (10) Business Days
after Lender's request (or as soon thereafter as may be reasonably possible),
financial and sales information from any Tenant designated by Lender (to the
extent such financial and sales information is required to be provided under the
applicable Lease and same is received by Borrower after request therefor).

          (g) Borrower will cause Indemnitor to furnish to Lender annually,
within one hundred twenty (120) days following the end of each Fiscal Year of
Indemnitor, financial statements audited by an independent certified public
accountant, which shall include an annual balance sheet and profit and loss
statement of Indemnitor, in the form reasonably required by Lender.

          (h) Any reports, statements or other information required to be
delivered under this Agreement shall be delivered (i) in paper form, (ii) on a
diskette, and (iii) if requested by Lender and within the capabilities of
Borrower's data systems without change or modification thereto, in electronic
form and prepared using a Microsoft Word for Windows or WordPerfect for Windows
files (which files may be prepared using a spreadsheet program and saved as word
processing files).

          5.1.12   BUSINESS AND OPERATIONS. Borrower will continue to engage in
the businesses presently conducted by it as and to the extent the same are
necessary for the ownership, maintenance, management and operation of the
Property. Borrower will qualify to do business and will remain in good standing
under the laws of each jurisdiction as and to the extent the same are required
for the ownership, maintenance, management and operation of the Property.

          5.1.13   TITLE TO THE PROPERTY. Borrower will warrant and defend (a)
the title to the Property and every part thereof, subject only to Liens
permitted hereunder (including Permitted Encumbrances) and (b) the validity and
priority of the Liens of the Mortgage and the Assignment of Leases on the
Property, subject only to Liens permitted hereunder (including Permitted
Encumbrances), in each case against the claims of all Persons whomsoever.
Borrower shall reimburse Lender for any losses, costs, damages or expenses
(including reasonable attorneys' fees and court costs) incurred by Lender if an
interest in the Property, other than as permitted hereunder, is claimed by
another Person.

          5.1.14   COSTS OF ENFORCEMENT. In the event (a) that the Mortgage
encumbering the Property is foreclosed in whole or in part or that the Mortgage
is put into the hands of an attorney for collection, suit, action or
foreclosure, (b) of the foreclosure of any mortgage prior to or subsequent to
the Mortgage encumbering the Property in which proceeding Lender is made a
party, or (c) of the bankruptcy, insolvency, rehabilitation or other similar
proceeding in respect of Borrower or any of its constituent Persons or an
assignment by Borrower or any of its constituent Persons for the benefit of its
creditors, Borrower, its successors or assigns, shall be chargeable with and
agrees to pay all costs of collection and defense, including reasonable
attorneys' fees and costs, incurred by Lender or Borrower in connection
therewith and in

                                       41
<Page>

connection with any appellate proceeding or post-judgment action involved
therein, together with all required service or use taxes.

          5.1.15   ESTOPPEL STATEMENT. (a) After request by Lender, Borrower
shall within ten (10) days furnish Lender with a statement, duly acknowledged
and certified, setting forth (i) the amount of the original principal amount of
the Note, (ii) the unpaid principal amount of the Note, (iii) the applicable
interest rate of the Note, (iv) the date installments of interest and/or
principal were last paid, (v) any offsets or defenses to the payment of the
Debt, if any, and (vi) that the Note, this Agreement, the Mortgage and the other
Loan Documents are valid, legal and binding obligations and have not been
modified or if modified, giving particulars of such modification.

          (b) Borrower shall use commercially reasonable efforts to deliver to
Lender upon request, tenant estoppel certificates from Anchor Tenant (and/or any
replacement tenant leasing space at the Properly from Borrower) in form and
substance reasonably satisfactory to Lender provided that Borrower shall not be
required to deliver such certificates more frequently than one (1) time in any
calendar year.

          (c) Within thirty (30) days of request by Borrower, Lender shall
deliver to Borrower a statement setting forth the items described at (a)(i),
(ii), (iii) and (iv) of this Section 5.1.15.

          5.1.16   LOAN PROCEEDS. Borrower shall use the proceeds of the Loan
received by it on the Closing Date only for the purposes set forth in Section
2.1.4.

          5.1.17   PERFORMANCE BY BORROWER. Borrower shall in a timely manner
observe, perform and fulfill each and every covenant, term and provision of each
Loan Document executed and delivered by, or applicable to, Borrower, and shall
not enter into or otherwise suffer or permit any amendment, waiver, supplement,
termination or other modification of any Loan Document executed and delivered
by, or applicable to, Borrower without the prior written consent of Lender.

          5.1.18   CONFIRMATION OF REPRESENTATIONS. Borrower shall deliver, in
connection with any Securitization, (a) one or more Officer's Certificates
certifying as to the accuracy of all representations made by Borrower in the
Loan Documents as of the date of the closing of such Securitization, and (b)
certificates of the relevant Governmental Authorities in all relevant
jurisdictions indicating the good standing and qualification of Borrower and its
member as of the date of the Securitization.

          5.1.19   NO JOINT ASSESSMENT. Borrower shall not suffer, permit or
initiate the joint assessment of the Property (a) with any other real property
constituting a tax lot separate from the Property, and (b) which constitutes
real property with any portion of the Property which may be deemed to constitute
personal property, or any other procedure whereby the lien of any taxes which
may be levied against such personal property shall be assessed or levied or
charged to such real property portion of the Property.

          5.1.20   LEASING, MATTERS. Any Leases with respect to the Property
written after the Closing Date for more than the Relevant Leasing Threshold
square footage shall be subject to the

                                       42
<Page>

prior written approval of Lender, which approval may be given or withheld in the
sole discretion of Lender. Lender shall approve or disapprove any such Lease
other than a Lease for all or substantially all of the Property within ten (10)
Business Days of Lender's receipt of a final execution draft of such Lease
(including all exhibits, schedules, supplements, addenda or other agreements
relating thereto) and a written notice from Borrower requesting Lender's
approval to such Lease, and such Lease shall be deemed approved, if Lender does
not disapprove such Lease within said ten (10) Business Day period PROVIDED such
written notice conspicuously states, in large bold type, that "PURSUANT TO
SECTION 5.1.20 OF THE LOAN AGREEMENT, THE LEASE SHALL BE DEEMED APPROVED IF
LENDER DOES NOT RESPOND TO THE CONTRARY WITHIN TEN (10) BUSINESS DAYS OF
LENDER'S RECEIPT OF SUCH LEASE AND WRITTEN NOTICE". Borrower shall furnish
Lender with executed copies of all Leases. All renewals of Leases and all
proposed Leases shall provide for rental rates comparable to existing local
market rates (unless such rental rates are otherwise set forth in the Leases
executed prior to the Closing Date). All proposed Leases shall be on
commercially reasonable terms and shall not contain any terms which would
materially affect Lender's rights under the Loan Documents. All Leases executed
after the Closing Date shall provide that they are subordinate to the Mortgage
encumbering the Property and that the tenant thereunder agrees to attorn to
Lender or any purchaser at a sale by foreclosure or power of sale. Borrower (i)
shall observe and perform the obligations imposed upon the lessor under the
Leases in a commercially reasonable manner; (ii) shall enforce the terms,
covenants and conditions contained in the Leases upon the part of the tenant
thereunder to be observed or performed in a commercially reasonable manner and
in a manner not to impair the value of the Property involved except that no
termination by Borrower or acceptance of surrender by a tenant of any Lease
shall be permitted unless by reason of a tenant default and then only in a
commercially reasonable manner to preserve and protect the Property PROVIDED,
HOWEVER, that no such termination or surrender of any Lease covering more than
the Relevant Leasing Threshold will be permitted without the written consent of
Lender which consent may be withheld in the sole discretion of Lender; (iii)
shall not collect any of the rents more than one (1) month in advance (other
than security deposits); (iv) shall not execute any other assignment of lessor's
interest in the Leases or the Rents (except as contemplated by the Loan
Documents); (v) shall not alter, modify or change the terms of the Leases in a
manner inconsistent with the provisions of the Loan Documents without the prior
written consent of Lender, which consent may be withheld in the sole discretion
of Lender; and (vi) shall execute and deliver at the request of Lender all such
further assurances, confirmations and assignment in connection with the Leases
as Lender shall from time to time reasonably require. Notwithstanding the
foregoing, Borrower may, without the prior written consent of Lender, terminate
any Lease which demises less than the Relevant Leasing Threshold under any of
the following circumstances: (i) the tenant under said Lease is in default
beyond any applicable grace and cure period, and Borrower has the right to
terminate such Lease; (ii) such termination is permitted by the terms of the
Lease in question and Borrower has secured an obligation from a third party to
lease the space under the Lease to be terminated at a rental equal to or higher
than the rental due under the Lease to be terminated; and (iii) if the tenant
under the Lease to be terminated, has executed a right under said Lease to
terminate its lease upon payment of a termination fee to Borrower, and has in
fact terminated its lease and paid said fee, Borrower may accept said
termination. In addition, the requirements set forth in this Section 5.1.20
shall not apply to any sublease by Anchor Tenant pursuant to Article 14 of the
Anchor Tenant Lease.

                                       43
<Page>

          5.1.21   ALTERATIONS. Subject to the rights of tenants to make
alterations pursuant to the terms of their respective Leases, Borrower shall
obtain Lender's prior written consent to any alterations to any Improvements,
which consent shall not be unreasonably withheld or delayed except with respect
to alterations that may have a material adverse effect on Borrower's financial
condition, the value of the Property or the Net Operating Income.
Notwithstanding the foregoing, Lender's consent shall not be required in
connection with any alterations that will not have a material adverse effect on
Borrower's financial condition, the value of the Property or the Net Operating
Income, provided that such alterations are made in connection with (a) tenant
improvement work performed pursuant to the terms of any Lease executed on or
before the Closing Date, (b) tenant improvement work performed pursuant to the
terms and provisions of a Lease and not adversely affecting any structural
component of any Improvements, any utility or HVAC system contained in any
Improvements or the exterior of any building constituting a part of any
Improvements, (c) alterations performed in connection with the restoration of
the Property after the occurrence of a casualty in accordance with the terms and
provisions of this Agreement or (d) any structural alteration which costs less
than $50,000.00 in the aggregate for all components thereof which constitute
such alteration or any non-structural alteration which costs less than
$100,000.00 in the aggregate for all components thereof which constitute such
alteration. If the total unpaid amounts due and payable with respect to
alterations to the Improvements at the Property (other than such amounts to be
paid or reimbursed by tenants under the Leases) shall at any time equal or
exceed $350,000.00 (the "THRESHOLD AMOUNT"), Borrower, upon Lender's request,
shall promptly deliver to Lender as security for the payment of such amounts and
as additional security for Borrower's obligations under the Loan Documents any
of the following: (A) cash, (B) U.S. Obligations, (C) other securities having a
rating acceptable to Lender and that the applicable Rating Agencies have
confirmed in writing will not, in and of itself, result in a downgrade,
withdrawal or qualification of the initial, or, if higher, then current ratings
assigned in connection with any Securitization, or (D) a completion bond or
letter of credit issued by a financial institution having a rating by Standard &
Poor's Ratings Group of not less than A-1+ if the term of such bond or letter
of credit is no longer than three (3) months or, if such term is in excess of
three (3) months, issued by a financial institution having a rating that is
acceptable to Lender and that the applicable Rating Agencies have confirmed in
writing will not, in and of itself, result in a downgrade, withdrawal or
qualification of the initial, or, if higher, then current ratings assigned in
connection with any Securitization. Such security shall be in an amount equal to
the excess of the total unpaid amounts with respect to alterations to the
Improvements on the Property (other than such amounts to be paid or reimbursed
by tenants under the Leases) over the Threshold Amount and, if cash, may be
applied from time to time, at the option of Borrower, to pay for such
alterations. At the option of Lender, following the occurrence and during the
continuance of an Event of Default, Lender may terminate any of the alterations
and use the deposit to restore the Property to the extent necessary to prevent
any material adverse effect on the value of the Property.

          5.1.22   INTENTIONALLY OMITTED.

          5.1.23   INTENTIONALLY OMITTED.

          Section 5.2 NEGATIVE COVENANTS. From the Closing Date until payment
and performance in full of all obligations of Borrower under the Loan Documents
or the earlier release of the Lien of the Mortgage encumbering the Property in
accordance with the terms of

                                       44
<Page>

this Agreement and the other Loan Documents, Borrower covenants and agrees with
Lender that it will not do, directly or indirectly, any of the following:

          5.2.1    OPERATION OF PROPERTY. Borrower shall not, without the prior
consent of Lender, terminate the Management Agreement or otherwise replace the
Manager or enter into any other management agreement with respect to the
Property unless the Manager is in default thereunder beyond any applicable grace
or cure period, in which event no consent by Lender shall be required. Lender
agrees that its consent will not be unreasonably withheld, delayed or
conditioned provided that the Person chosen by Borrower as the replacement
Manager is a Qualifying Manager and provided further that Borrower shall deliver
an acceptable non-consolidation opinion covering such replacement Manager if
such Person was not covered by such opinion delivered at the closing of the
Loan.

          5.2.2    LIENS. Borrower shall not, without the prior written consent
of Lender, create, incur, assume or suffer to exist any Lien on any portion of
the Property or permit any such action to be taken, except:

          (i)      Permitted Encumbrances;

          (ii)     Liens created by or related to Indebtedness permitted
     pursuant to the Loan Documents; and

          (iii)    Liens for Taxes or Other Charges not yet due (or that
     Borrower is contesting in accordance with the terms of Section 5.1.2
     hereof).

          5.2.3    DISSOLUTION. Borrower shall not (a) engage in any
dissolution, liquidation or consolidation or merger with or into any other
business entity, (b) engage in any business activity not related to the
ownership and operation of the Property, (c) transfer, lease or sell, in one
transaction or any combination of transactions, the assets or all or
substantially all of the properties or assets of Borrower except to the extent
permitted by the Loan Documents, (d) modify, amend, waive or terminate its
organizational documents or its qualification and good standing in any
jurisdiction or (e) cause the Sole Member to (i) dissolve, wind up or liquidate
or take any action, or omit to take an action, as a result of which the Sole
Member would be dissolved, wound up or liquidated in whole or in part, or (ii)
amend, modify, waive or terminate the certificate of limited partnership or
partnership agreement of the Sole Member, in each case, without obtaining the
prior written consent of Lender or Lender's designee.

          5.2.4    CHANGE IN BUSINESS. Borrower shall not enter into any line of
business other than the ownership and operation of the Property, or make any
material change in the scope or nature of its business objectives, purposes or
operations, or undertake or participate in activities other than the continuance
of its present business.

          5.2.5    DEBT CANCELLATION. Borrower shall not cancel or otherwise
forgive or release any claim or debt (other than termination of Leases in
accordance herewith) owed to Borrower by any Person, except for adequate
consideration and in the ordinary course of Borrower's business.

                                       45
<Page>

          5.2.6    AFFILIATE TRANSACTIONS. Borrower shall not enter into, or be
a party to, any transaction with an Affiliate of Borrower or any of the partners
of Borrower except in the ordinary course of business and on terms which are
fully disclosed to Lender in advance and are no less favorable to Borrower or
such Affiliate than would be obtained in a comparable arm's-length transaction
with an unrelated third party.

          5.2.7    ZONING. Borrower shall not initiate or consent to any zoning
reclassification of any portion of the Property or seek any variance under any
existing zoning ordinance or use or permit the use of any portion of the
Property in any manner that could result in such use becoming a non-conforming
use under any zoning ordinance or any other applicable land use law, rule or
regulation, without the prior consent of Lender.

          5.2.8    ASSETS. Borrower shall not purchase or own any properties
other than the Property owned by Borrower as of the Closing Date as reflected in
the applicable Title Insurance Policy.

          5.2.9    DEBT. Borrower shall not create, incur or assume any
Indebtedness other than the Debt except to the extent expressly permitted
hereby.

          5.2.10   NO JOINT ASSESSMENT. Borrower shall not suffer, permit or
initiate the joint assessment of the Property with (a) any other real property
constituting a tax lot separate from the Property, or (b) any portion of the
Property which may be deemed to constitute personal property, or any other
procedure whereby the Lien of any taxes which may be levied against such
personal property shall be assessed or levied or charged to the Property.

          5.2.11   INTENTIONALLY OMITTED.

          5.2.12   ERISA. (a) Borrower shall not engage in any transaction which
would cause any obligation, or action taken or to be taken, hereunder (or the
exercise by Lender of any of its rights under the Note, this Agreement or the
other Loan Documents) to he a non-exempt (under a statutory or administrative
class exemption) prohibited transaction under ERISA.

          (b) Borrower further covenants and agrees to deliver to Lender such
certifications or other evidence from time to time throughout the term of the
Loan, as requested by Lender in its sole discretion, that (A) Borrower is not
and does not maintain an "employee benefit plan" as defined in Section 3(3) of
ERISA, which is subject to Title 1 of ERISA, or a "governmental plan" within
the meaning of Section 3(3) of ERISA; (B) Borrower is not subject to state
statutes regulating investments and fiduciary obligations with respect to
governmental plans; and (C) one or more of the following circumstances is true:

          (i)      Equity interests in Borrower are publicly offered securities,
     within the meaning of 29 C.F.R. Section 2510.3-101(b)(2);

          (ii)     Less than twenty-five percent (25%) of each outstanding class
     of equity interests in Borrower are held by "benefit plan investors" within
     the meaning of 29 C.F.R. Section 2510.3-101(f)(2); or

                                       46
<Page>

          (iii)    Borrower qualifies as an "operating company" or a "real
     estate operating company" within the meaning of 29 C.F.R. Section
     2510.3-101(c) or (e).

          5.2.13   TRANSFERS. Unless such action is permitted by the provisions
of this Section 5.2.13, Borrower agrees that it will not (i) sell, assign,
convey, transfer or otherwise dispose of its interests in the Property or any
part thereof, (ii) permit any owner, directly or indirectly, of an ownership
interest in the Property, to transfer such interest, whether by transfer of
stock or other interest in Borrower or any entity, or otherwise, (iii) incur
Indebtedness (other than the Indebtedness permitted pursuant to the terms of
this Agreement), (iv) mortgage, hypothecate or otherwise encumber or grant a
security interest in the Property or any part thereof, (v) sell, assign, convey,
transfer, mortgage, encumber, grant a security interest in, or otherwise dispose
of any direct or indirect ownership interest in Borrower, or permit any owner
of an interest in Borrower to do the same, or (vi) file a declaration of
condominium with respect to the Property (any of the foregoing transactions, a
"TRANSFER"). For purposes hereof, a "Transfer" shall not include (A) any
issuance, sale or transfer of interests in Inland Western Retail Real Estate
Trust, Inc., (B) transfer by devise or descent or by operation of law upon the
death of a member of Borrower, and (C) a sale, transfer or hypothecation of a
membership interest in Borrower, whichever the case may be, by the current
member(s), as applicable, to an immediate family member (i.e., parents, spouses,
siblings, children or grandchildren) of such member (or a trust for the benefit
of any such persons).

          (a) On and after the date that is twelve (12) months following the
Closing Date, Lender shall not withhold its consent to a Transfer of the
Property, provided that the following conditions are satisfied:

          (1)      the transferee of the Property shall be a Special Purpose
                   Entity (the "TRANSFEREE") which at the time of such transfer
                   will be in compliance with the covenants contained in Section
                   5.1.1 and the representations contained in 4.1.30 hereof and
                   which shall have assumed in writing (subject to the terms of
                   Section 9.4 hereof) and agreed to comply with all the terms,
                   covenants and conditions set forth in this Loan Agreement and
                   the other Loan Documents, expressly including the covenants
                   contained in Section 5.1.1 and the representations contained
                   in 4.1.30 hereof;

          (2)      if requested by Lender, Borrower shall deliver confirmation
                   in writing from the Rating Agencies that such proposed
                   Transfer will not cause a downgrading, withdrawal or
                   qualification of the then current rating of any securities
                   issued pursuant to such Securitization;

          (3)      if Manager does not act as manager of the transferred
                   Property then the manager of the Property must be a
                   Qualifying Manager;

          (4)      no Event of Default shall have occurred and be continuing;

          (5)      if required or requested by any of the Rating Agencies,
                   Borrower shall deliver an Additional Insolvency Opinion, and
                   if required by a Rating Agency, a fraudulent conveyance
                   opinion which in each case may be

                                       47
<Page>

                   relied upon by the holder of the Note, the Ratings Agencies
                   and their respective counsel, agents and representatives with
                   respect to the proposed transaction, including the
                   Transferee, which opinion shall be acceptable to Lender in
                   its reasonable discretion;

          (6)      Borrower shall have paid (A) an assumption fee equal to one
                   percent (1.0%) of the then outstanding principal balance of
                   the Loan, and (B) the reasonable and customary third-party
                   expenses (including reasonable attorneys' fees and
                   disbursements) actually incurred by Lender in connection with
                   such Transfer; PROVIDED, HOWEVER, no assumption fee shall be
                   required for a Transfer of the Property to a Transferee
                   acceptable to Lender in connection with a joint venture
                   between Inland Western Retail Real Estate Trust, Inc. and an
                   institution acceptable to Lender provided Inland Western
                   Retail Real Estate Trust, Inc., or an Affiliate wholly-owned
                   (directly or indirectly) by Inland Western Retail Real Estate
                   Trust, Inc., owns at least twenty percent (20%) of the
                   ownership interests in such Transferee and for which Inland
                   Western Retail Real Estate Trust, Inc., or an Affiliate
                   wholly-owned (directly or indirectly) by Inland Western
                   Retail Real Estate Trust, Inc., is the managing entity and
                   otherwise maintains operational and managerial control of
                   such Transferee, provided that Borrower shall pay all of
                   Lender's reasonable and customary third-party expenses
                   (including reasonable attorneys' fees and disbursements)
                   actually incurred by Lender in connection with such Transfer
                   and a processing fee of $5,000.

Lender shall approve or disapprove any proposed Transfer governed by this
Section 5.2.13(a) within thirty (30) days of Lender's receipt of a written
notice from Borrower requesting Lender's approval, provided such notice includes
all information necessary to make such decision, and further provided that such
written notice from Borrower shall conspicuously state, in large bold type, that
"PURSUANT TO SECTION 5.2.13 OF THE LOAN AGREEMENT, A RESPONSE IS REQUIRED WITHIN
THIRTY (30) DAYS OF LENDER'S RECEIPT OF THIS WRITTEN NOTICE". If Lender fails to
disapprove any such matter within such period, Borrower shall provide a second
written notice requesting approval, which written notice shall conspicuously
state, in large bold type, that "PURSUANT TO SECTION 5.2.13 OF THE LOAN
AGREEMENT, THE MATTER DESCRIBED HEREIN SHALL BE DEEMED APPROVED IF LENDER DOES
NOT RESPOND TO THE CONTRARY WITHIN TEN (10) DAYS OF LENDER'S RECEIPT OF THIS
WRITTEN NOTICE". Thereafter, if Lender does not disapprove such matter within
said ten (10) day period such matter shall be deemed approved.

          (b) On and after the date that is twelve (12) months following the
Closing Date, Lender shall not withhold its consent to, and shall not charge an
assumption fee in connection with, (1) a Transfer of up to, in the aggregate,
forty-nine percent (49%) of the direct or indirect ownership interests in
Borrower, or (2) a Transfer of greater than forty-nine percent (49%) of the
direct or indirect ownership interest in Borrower, PROVIDED that (A) such
transfer is to a Qualified Entity (as defined below), and (B) Borrower shall pay
all of Lender's reasonable and customary third-party expenses (including
reasonable attorneys' fees and disbursements) actually incurred

                                       48
<Page>

by Lender in connection with such Transfer and a processing fee of $5,000. For
purposes of this Agreement, a "QUALIFIED ENTITY" shall mean an entity (x) with a
net worth of $200,000,000 or more, (y) with sufficient experience (determined by
Lender in its reasonable discretion) in the ownership and management of
properties similar to the Property, and (z) which owns or manages office
properties containing at least 1,000,000 square feet of gross leasable area. If
required or requested by any of the Rating Agencies, Borrower shall deliver a
substantive non-consolidation opinion with respect to any party not now owning
more than 49% of the ownership interests in Borrower acquiring more than 49% of
the ownership interests in Borrower.

          (c) Notwithstanding anything in this Section 5.2.13 to the contrary,
on or after the date that is twelve (12) months after the Closing Date, Borrower
shall be permitted to Transfer the entire Property in a single transaction to
one newly-formed Special Purpose Entity which shall be wholly-owned subsidiary
of Inland Western Retail Real Estate Trust, Inc. ("PERMITTED AFFILIATE
TRANSFEREE") which shall be approved by Lender in its reasonable discretion
("PERMITTED AFFILIATE TRANSFER"), provided (1) no Event of Default shall have
occurred and be continuing, (2) the creditworthiness of Inland Western Retail
Real Estate Trust, Inc., as applicable, has not deteriorated, in the sole
discretion of Lender, from the Closing Date to the date of the proposed
Transfer, and (3) Borrower shall have paid all reasonable and customary third
party expenses (including reasonable attorneys' fees and disbursements) actually
incurred by Lender in connection with such Transfer (but not any assumption or
processing fee).

          (d) Borrower, without the consent of Lender, may grant easements,
restrictions, covenants, reservations and rights of way in the ordinary course
of business for access, parking, water and sewer lines, telephone and telegraph
lines, electric lines and other utilities or for other similar purposes,
provided that no transfer, conveyance or encumbrance shall materially impair the
utility and operation of the Property or materially adversely affect the value
of the Property or the Net Operating Income of the Property. If Borrower shall
receive any consideration in connection with any of said described transfers or
conveyances, Borrower shall have the right to use any such proceeds in
connection with any alterations performed in connection therewith, or required
thereby. In connection with any transfer, conveyance or encumbrance permitted
above, the Lender shall execute and deliver any instrument reasonably necessary
or appropriate to evidence its consent to said action or to subordinate the Lien
of the Mortgage to such easements, restrictions, covenants, reservations and
rights of way or other similar grants upon receipt by the Lender of: (A) a copy
of the instrument of transfer; and (B) an Officer's Certificate stating with
respect to any transfer described above, that such transfer does not materially
impair the utility and operation of the Property or materially reduce the value
of the Property or the Net Operating Income of the Property.

                                   ARTICLE VI
                        INSURANCE; CASUALTY; CONDEMNATION

          Section 6.1 INSURANCE. (a) Borrower shall obtain and maintain, or
shall cause Anchor Tenant to maintain, insurance for Borrower and the Property
providing at least the following coverages:

          (i)      comprehensive all risk insurance on the Improvements and the
     Personal Property, including contingent liability from Operation of
     Building Laws, Demolition

                                       49
<Page>

     Costs and Increased Cost of Construction Endorsements, in each case (A) in
     an amount equal to one hundred percent (100%) of the "Full Replacement
     Cost," which for purposes of this Agreement shall mean actual replacement
     value (exclusive of costs of excavations, foundations, underground
     utilities and footings) with a waiver of depreciation; (B) containing an
     agreed amount endorsement with respect to the Improvements and Personal
     Property waiving all co-insurance provisions; (C) providing for no
     deductible in excess of Ten Thousand and No/100 Dollars ($10,000) for all
     such insurance coverage; and (D) containing an "Ordinance or Law Coverage"
     or "Enforcement" endorsement if any of the Improvements or the use of the
     Property shall at any time constitute legal non-conforming structures or
     uses. In addition, Borrower shall obtain: (y) if any portion of the
     Improvements is currently or at any time in the future located in a
     federally designated "special flood hazard area", flood hazard insurance in
     an amount equal to the lesser of (1) the outstanding principal balance of
     the Note or (2) the maximum amount of such insurance available under the
     National Flood Insurance Act of 1968, the Flood Disaster Protection Act of
     1973 or the National Flood Insurance Reform Act of 1994, as each may be
     amended or such greater amount as Lender shall require; and (z) earthquake
     insurance in amounts and in form and substance satisfactory to Lender in
     the event the Property is located in an area with a high degree of seismic
     activity, provided that the insurance pursuant to clauses (y) and (z)
     hereof shall be on terms consistent with the comprehensive all risk
     insurance policy required under this subsection (i).

          (ii)     commercial general liability insurance against claims for
     personal injury, bodily injury, death or property damage occurring upon, in
     or about the Property, such insurance (A) to be on the so-called
     "occurrence" form with a combined limit, including umbrella coverage, of
     not less than Five Million and No/100 Dollars ($5,000,000.00); (B) to
     continue at not less than the aforesaid limit until required to be changed
     by Lender in writing by reason of changed economic conditions making such
     protection inadequate; and (C) to cover at least the following hazards: (1)
     premises and operations; (2) products and completed operations on an "if
     any" basis; (3) independent contractors; (4) blanket contractual liability
     for all legal contracts; and (5) contractual liability covering the
     indemnities contained in Article 9 of the Mortgage to the extent the same
     is available;

          (iii)    business income insurance (A) with loss payable to Lender;
     (B) covering all risks required to be covered by the insurance provided for
     in subsection (i) above; (C) covering rental losses or business
     interruption, as may be applicable, for a period of at least twelve (12)
     months after the date of the casualty and containing an extended period of
     indemnity endorsement which provides that after the physical loss to the
     Improvements and Personal Property has been repaired, the continued loss of
     income will be insured until such income either returns to the same level
     it was at prior to the loss, or the expiration of six (6) months from the
     date that the Property is repaired or replaced and operations are resumed,
     whichever first occurs, and notwithstanding that the policy may expire
     prior to the end of such period; and (D) in an annual amount equal to
     (100%) of the rents or estimated gross revenues from the operation of the
     Property (as reduced to reflect expenses not incurred during a period of
     Restoration). The amount of such business income insurance shall be
     determined prior to the date hereof and at least once each year thereafter
     based on Borrower's reasonable estimate of the gross income from the
     Property for the succeeding twelve (12) month period. All proceeds payable
     to

                                       50
<Page>

     Lender pursuant to this subsection shall be held by Lender and shall be
     applied to the obligations secured by the Loan Documents from time to time
     due and payable hereunder and under the Note; PROVIDED, HOWEVER, that
     nothing herein contained shall be deemed to relieve Borrower of its
     obligations to pay the obligations secured by the Loan Documents on the
     respective dates of payment provided for in the Note and the other Loan
     Documents except to the extent such amounts are actually paid out of the
     proceeds of such business income insurance;

          (iv)     at all times during which structural construction, repairs or
     alterations are being made with respect to the Improvements, and only if
     the Property coverage form does not otherwise apply, (A) owner's contingent
     or protective liability insurance covering claims not covered by or under
     the terms or provisions of the above mentioned commercial general liability
     insurance policy; and (B) the insurance provided for in subsection, (i)
     above written in a so-called builder's risk completed value form (1) on a
     non-reporting basis, (2) against all risks insured against pursuant to
     subsection (i) above, (3) including permission to occupy the Property, and
     (4) with an agreed amount endorsement waiving co-insurance provisions;

          (v)      workers' compensation, subject to the statutory limits of the
     State;

          (vi)     comprehensive boiler and machinery insurance, if applicable,
     in amounts as shall be reasonably required by Lender on terms consistent
     with the commercial property insurance policy required under subsection (i)
     above;

          (vii)    umbrella liability insurance in an amount not less than Five
     Million and No/100 Dollars ($5,000,000.00) per occurrence on terms
     consistent with the commercial general liability insurance policy required
     under subsection (ii) above;

          (viii)   if any of the policies of insurance covering the risks
     required to be covered under subsections (i) through (vii) above contains
     an exclusion from coverage for acts of terrorism, Borrower shall obtain and
     maintain a separate policy providing such coverages in the event of any act
     of terrorism, provided such coverage is commercially available for
     properties similar to the Property and located in or around the region in
     which the Property is located.

          (ix)     upon sixty (60) days' written notice, such other reasonable
     insurance and in such reasonable amounts as Lender from time to time may
     reasonably request against such other insurable hazards which at the time
     are commonly insured against for property similar to the Property located
     in or around the region in which the Property is located.

          (b) All insurance provided for in Section 6.1(a) shall be obtained
under valid and enforceable policies (collectively, the "POLICIES" or in the
singular, the "POLICY"), and shall be subject to the approval of Lender as to
insurance companies, amounts, deductibles, loss payees and insureds. The
Policies shall be issued by financially sound and responsible insurance
companies authorized to do business in the State and having a rating of "A:X" or
better in the current Best's Insurance Reports and a claims paying ability
rating of "A-" or better by at least two (2) of the Rating Agencies including,
(i) Standard & Poor's Ratings Group, and (ii) Moody's

                                       51
<Page>

Investors Services, Inc. if Moody's Investors Service, Inc. is rating the
Securities. The Policies described in Section 6.1 (other than those strictly
limited to liability protection) shall designate Lender as loss payee. Not less
than thirty (30) days prior to the expiration dates of the Policies theretofore
furnished to Lender, certificates of insurance evidencing the Policies
accompanied by evidence satisfactory to Lender of payment of the premiums due
thereunder (the "INSURANCE PREMIUMS"), shall be delivered by Borrower to Lender.

          (c) Any blanket insurance Policy shall specifically allocate to the
Property the amount of coverage from time to time required hereunder and shall
otherwise provide the same protection as would a separate Policy insuring only
the Property in compliance with the provisions of Section 6.1(a).

          (d) All Policies of insurance provided for or contemplated by Section
6.1(a), except for the Policy referenced in Section 6.1(a)(v), shall name
Borrower, or the Tenant, as the insured and Lender as the additional insured, as
its interests may appear, and in the case of property damage, boiler and
machinery, flood and earthquake insurance, shall contain a so-called New York
standard non-contributing mortgagee clause in favor of Lender providing that the
loss thereunder shall be payable to Lender.

          (e) All Policies of insurance provided for in Section 6.1(a) shall
contain clauses or endorsements to the effect that:

          (i)      no act or negligence of Borrower, or anyone acting for
     Borrower, or of any Tenant or other occupant, or failure to comply with the
     provisions of any Policy, which might otherwise result in a forfeiture of
     the insurance or any part thereof, shall in any way affect the validity or
     enforceability of the insurance insofar as Lender is concerned;

          (ii)     the Policy shall not be materially changed (other than to
     increase the coverage provided thereby) or canceled without at least thirty
     (30) days' written notice to Lender and any other party named therein as an
     additional insured;

          (iii)    the issuers thereof shall give written notice to Lender if
     the Policy has not been renewed fifteen (15) days prior to its expiration;
     and

          (iv)     Lender shall not be liable for any Insurance Premiums thereon
     or subject to any assessments thereunder.

          (f) If at any time Lender is not in receipt of written evidence that
all insurance required hereunder is in full force and effect, Lender shall have
the right, after ten (10) Business Days written notice to Borrower, to take such
action as Lender deems necessary to protect its interest in the Property,
including, without limitation, the obtaining of such insurance coverage as
Lender in its sole discretion deems appropriate. All premiums incurred by Lender
in connection with such action or in obtaining such insurance and keeping it in
effect shall be paid by Borrower to Lender upon demand and, until paid, shall be
secured by the Mortgage and shall bear interest at the Default Rate. If
Borrower fails in so insuring the Property or in so assigning and delivering the
Policies. Lender may at its option, obtain such insurance using such carriers
and agencies as Lender shall elect from year to year and pay the premiums
therefor, and

                                       52
<Page>

Borrower will reimburse Lender for any premium so paid, with interest thereon as
stated in the Note from the time of payment, on demand, and the amount so owning
to Lender shall be secured by the Mortgage. The insurance obtained by Lender
may, but need not, protect Borrower's interest and the coverage that Lender
purchases may not pay any claim that Borrower makes or any claim that is made
against Borrower in connection with the Property.

          (g) Notwithstanding anything herein to the contrary, provided no
default shall exist under the Anchor Tenant Lease, and further provided that
Anchor Tenant shall maintain a credit rating issued by Standard and Poor's of BB
or better (or an equivalent rating issued by another nationally recognized
rating agency reasonably acceptable to Lender), Anchor Tenant shall be permitted
to self-insure with respect to the coverage required hereunder in strict
accordance with the Anchor Tenant Lease, and such self-insurance shall be deemed
to satisfy the requirements of this Section 6.1.

          Section 6.2 CASUALTY. If the Property shall be damaged or destroyed,
in whole or in part, by fire or other casualty (a "CASUALTY"), Borrower (a)
shall give (or cause Anchor Tenant to give) to Lender prompt notice of such
damage reasonably estimated by Borrower to cost more than One Hundred Thousand
Dollars ($100,000.00) to repair, and (b) shall promptly commence and diligently
prosecute the completion of the repair and restoration of the Property as nearly
as possible to the condition the Property was in immediately prior to such fire
or other casualty, with such alterations as may be reasonably approved by Lender
(a "RESTORATION") and otherwise in accordance with Section 6.4. Borrower shall
pay all costs of such Restoration whether or not such costs are covered by
insurance. Lender may, but shall not be obligated to make proof of loss if not
made promptly by Borrower. Notwithstanding the foregoing, in the event of a
conflict between the foregoing requirements and Article 12 of the Anchor Tenant
Lease, the Anchor Tenant Lease shall control.

          Section 6.3 CONDEMNATION.

          (a) Borrower shall promptly give Lender notice of the actual or
threatened commencement of any proceeding for the Condemnation of the Property
and shall deliver to Lender copies of any and all papers served in connection
with such proceedings. Lender may participate in any such proceedings, and
Borrower shall from time to time deliver to Lender all instruments requested by
it to permit such participation. Borrower shall, at its expense, diligently
prosecute any such proceedings, and shall consult with Lender, its attorneys and
experts, and cooperate with them in the carrying on or defense of any such
proceedings. Notwithstanding any taking by any public or quasi-public authority
through Condemnation or otherwise (including but not limited to any transfer
made in lieu of or in anticipation of the exercise of such taking), Borrower
shall continue to pay the Debt at the time and in the manner provided for its
payment in the Note and in this Agreement and the Debt shall not be reduced
until any Award shall have been actually received and applied by Lender, after
the deduction of expenses of collection, to the reduction or discharge of the
Debt. Lender shall not be limited to the interest paid on the Award by the
condemning authority but shall be entitled to receive out of the Award interest
at the rate or rates provided herein or in the Note. If the Property or any
portion thereof is taken by a condemning authority, Borrower shall promptly
commence and diligently prosecute the Restoration of the Property and otherwise
comply with the provisions of Section 6.4. If the Property is sold, through
foreclosure or otherwise, prior to the receipt by

                                       53
<Page>

Lender of the Award, Lender shall have the right, whether or not a deficiency
judgment on the Note shall have been sought, recovered or denied, to receive the
Award, or a portion thereof sufficient to pay the Debt.

          (b) Notwithstanding the foregoing, with respect to the Property,
provided the Anchor Tenant Lease continues to be in full force and effect,
Anchor Tenant remains the Tenant under the Anchor Tenant Lease, and no default
shall then exist under the Anchor Tenant Lease, in the event of a conflict
between the terms set forth in subsection 6.3(a) and the terms of the Anchor
Tenant Lease, the Anchor Tenant Lease shall govern and control.

          Section 6.4 RESTORATION. Provided the Anchor Tenant Lease continues to
be in full force and effect, Anchor Tenant remains the Tenant under the Anchor
Tenant Lease, and no default shall then exist under the Anchor Tenant Lease, the
Anchor Tenant Lease shall govern and control in the event of a conflict between
the following provisions of this Section 6.4 and the Anchor Tenant Lease
regarding the Restoration of a Property:

          (a) If the Net Proceeds shall be less than Relevant Restoration
Threshold and the costs of completing the Restoration shall be less than the
Relevant Restoration Threshold, the Net Proceeds will be disbursed by Lender to
Borrower upon receipt, provided that all of the conditions set forth in clauses
(A), (E), (F), (G), (H), (J) and (L) of Section 6.4(b)(i) below are met and
Borrower delivers to Lender a written undertaking to expeditiously commence and
to satisfactorily complete with due diligence the Restoration in accordance with
the terms of this Agreement.

          (b) If the Net Proceeds are equal to or greater than the Relevant
Restoration Threshold or the costs of completing the Restoration is equal to or
greater than the Relevant Restoration Threshold, then in either case, Lender
shall make the Net Proceeds available for the Restoration in accordance with the
provisions of this Section 6.4(b). The term "NET PROCEEDS" for purposes of this
Section 6.4 shall mean: (x) the net amount of all insurance proceeds received by
Lender pursuant to Section 6.1(a)(i), (iv), (vi) and (viii) as a result of such
damage or destruction, after deduction of its reasonable costs and expenses
(including, but not limited to, reasonable counsel fees), if any, in collecting
same ("INSURANCE PROCEEDS"), or (y) the net amount of the Award, after deduction
of its reasonable costs and expenses (including, but not limited to, reasonable
counsel fees), if any, in collecting same ("CONDEMNATION PROCEEDS"), whichever
the case may be.

          (i)      The Net Proceeds shall be made available to Borrower for
     Restoration provided that each of the following conditions are met:

                        (A) no Event of Default shall have occurred and be
                   continuing;

                        (B)(1) in the event the Net Proceeds are Insurance
                   Proceeds, and (x) less than twenty-five percent (25%) of the
                   total floor area of the Improvements on the Property has been
                   damaged, destroyed or rendered unusable as a result of such
                   fire or other casualty, or (y) Borrower is required under a
                   Lease exceeding the Relevant Leasing Threshold to use the Net
                   Proceeds for the restoration of the Property, or (2) in the
                   event the

                                       54
<Page>

                   Net Proceeds are Condemnation Proceeds, and (x) less than ten
                   percent (10%) of the land constituting the Property is taken,
                   and such land is located along the perimeter or periphery of
                   the Property, and no portion of the Improvements is located
                   on such land, or (y) Borrower is required under a Lease
                   exceeding the Relevant Leasing Threshold to use the Net
                   Proceeds for the restoration of the Property;

                        (C) Leases demising in the aggregate a percentage amount
                   equal to or greater than the Rentable Space Percentage of the
                   total rentable space in the Property which has been demised
                   under executed and delivered Leases in effect as of the date
                   of the occurrence of such fire or other casualty or taking,
                   whichever the case may be, shall remain in full force and
                   effect during and after the completion of the Restoration,
                   notwithstanding the occurrence of any such fire or other
                   casualty or taking, whichever the case may be, and will make
                   all necessary repairs and restorations thereto at their sole
                   cost and expense. The term "RENTABLE SPACE PERCENTAGE" shall
                   mean (x) in the event the Net Proceeds are Insurance
                   Proceeds, a percentage amount equal to fifty percent (50%)
                   and (y) in the event the Net Proceeds are Condemnation
                   Proceeds, a percentage amount equal to fifty percent (50%);

                        (D) Borrower shall commence the Restoration as soon as
                   reasonably practicable (but in no event later than ninety
                   (90) days after such damage or destruction or taking,
                   whichever the case may be, occurs) and shall diligently
                   pursue the same to satisfactory completion;

                        (E) Lender shall be satisfied that any operating
                   deficits, including all scheduled payments of principal and
                   interest under the Note, which will be incurred with respect
                   to the Property as a result of the occurrence of any such
                   fire or other casualty or taking, whichever the case may be,
                   will be covered out of (1) the Net Proceeds, (2) the
                   insurance coverage referred to in Section 6.1(a)(iii), if
                   applicable, or (3) by other funds of Borrower;

                        (F) Lender shall be satisfied that the Restoration will
                   be completed on or before the earliest to occur of (1) the
                   Anticipated Repayment Date, (2) the earliest date required
                   for such completion under the terms of any Leases, (3) such
                   time as may be required under applicable zoning law,
                   ordinance, rule or regulation in order to repair and restore
                   the Property to the condition it was in immediately prior to
                   such fire or other casualty or to as nearly as possible the
                   condition it was in immediately prior to such taking, as
                   applicable or (4) the expiration of the insurance coverage
                   referred to in Section 6.1(a)(iii);

                        (G) the Property and the use thereof after the
                   Restoration will be in compliance with and permitted under
                   all applicable zoning laws, ordinances, rules and regulations
                   provided, however, that compliance with

                                       55
<Page>

                   such zoning laws, ordinances, rules and regulations
                   (including, without limitation, parking requirements) will
                   not require restoration of the Improvements or the Property
                   to a size, condition, or configuration materially different
                   than that which existed immediately prior to such Casualty or
                   taking;

                        (H) the Restoration shall be done and completed by
                   Borrower in an expeditious and diligent fashion and in
                   compliance with all applicable governmental laws, rules and
                   regulations (including, without limitation, all applicable
                   environmental laws);

                        (I) such fire or other casualty or taking, as
                   applicable, does not result in the loss of access to the
                   Property or the related Improvements;

                        (J) the Debt Service Coverage Ratio, after giving effect
                   to the Restoration, shall be equal to or greater than
                   1.15:1.0;

                        (K) Borrower shall deliver or cause to be delivered to
                   Lender a signed detailed budget approved in writing by
                   Borrower's architect or engineer stating the entire cost of
                   completing the Restoration, which budget should be consistent
                   with restoration budgets of similar office properties then
                   owned and operated by nationally recognized owners and
                   operators of office properties located in the areas in which
                   the Property is located; and

                        (L) the Net Proceeds together with any cash or cash
                   equivalent deposited by Borrower with Lender are sufficient
                   in Lender's discretion to cover the cost of the Restoration.

          (ii)     The Net Proceeds shall be held by Lender in an interest
     bearing account and, until disbursed in accordance with the provisions of
     this Section 6.4(b), shall constitute additional security for the Debt and
     other obligations under the Loan Documents. The Net Proceeds shall be
     disbursed by Lender to, or as directed by, Borrower from time to time
     during the course of the Restoration, upon receipt of evidence satisfactory
     to Lender that (A) all materials installed and work and labor performed to
     be paid for out of the requested disbursement in connection with the
     Restoration have been performed, and (B) there exist no notices of
     pendency, stop orders, mechanic's or materialman's liens or notices of
     intention to file same, or any other liens or encumbrances of any nature
     whatsoever on the Property which have not either been fully bonded to the
     satisfaction of Lender and discharged of record or in the alternative fully
     insured to the satisfaction of Lender by the title company issuing the
     Title Insurance Policy.

          (iii)    All plans and specifications required in connection with the
     Restoration shall be subject to prior review and acceptance in all respects
     by Lender and by an independent consulting engineer selected by Lender (the
     "CASUALTY CONSULTANT"), such review and acceptance not to be unreasonably
     withheld or delayed. Lender shall have the

                                       56
<Page>

     use of the plans and specifications and all permits, licenses and approvals
     required or obtained in connection with the Restoration. The identity of
     the contractors, subcontractors and materialmen engaged in the Restoration,
     as well as the contracts under which they have been engaged, shall be
     subject to prior review and acceptance by Lender and the Casualty
     Consultant, such review and acceptance not to be unreasonably withheld or
     delayed. All costs and expenses incurred by Lender in connection with
     making the Net Proceeds available for the Restoration including, without
     limitation, reasonable counsel fees and disbursements and the Casualty
     Consultant's fees, shall be paid by Borrower.

          (iv)     In no event shall Lender be obligated to make disbursements
     of the Net Proceeds in excess of an amount equal to the costs actually
     incurred from time to time for work in place as part of the Restoration, as
     certified by the Casualty Consultant, MINUS the Casualty Retainage. The
     term "CASUALTY RETAINAGE" shall mean an amount equal to ten percent (10%)
     of the costs actually incurred for work in place as part of the
     Restoration, as certified by the Casualty Consultant, until the Restoration
     has been completed. The Casualty Retainage shall in no event, and
     notwithstanding anything to the contrary set forth above in this Section
     6.4(b), be less than the amount actually held back by Borrower from
     contractors, subcontractors and materialmen engaged in the Restoration. The
     Casualty Retainage shall not be released until the Casualty Consultant
     certifies to Lender that the Restoration has been completed in accordance
     with the provisions of this Section 6.4(b) and that all approvals necessary
     for the re-occupancy and use of the Property have been obtained from all
     appropriate governmental and quasi-governmental authorities, and Lender
     receives evidence satisfactory to Lender that the costs of the Restoration
     have been paid in full or will be paid in full out of the Casualty
     Retainage; PROVIDED, HOWEVER, that Lender will release the portion of the
     Casualty Retainage being held with respect to any contractor, subcontractor
     or materialman engaged in the Restoration as of the date upon which the
     Casualty Consultant certifies to Lender that the contractor, subcontractor
     or materialman has satisfactorily completed all work and has supplied all
     materials in accordance with the provisions of the contractor's,
     subcontractor's or materialman's contract, the contractor, subcontractor or
     materialman delivers the lien waivers and evidence of payment in full of
     all sums due to the contractor, subcontractor or materialman as may be
     reasonably requested by Lender or by the title company issuing the Title
     Insurance Policy, and Lender receives an endorsement to the Title Insurance
     Policy insuring the continued priority of the lien of the Mortgage and
     evidence of payment of any premium payable for such endorsement. If
     required by Lender, the release of any such portion of the Casualty
     Retainage shall be approved by the surety company, if any, which has issued
     a payment or performance bond with respect to the contractor, subcontractor
     or materialman.

          (v)      Lender shall not be obligated to make disbursements of the
     Net Proceeds more frequently than once every calendar month.

          (vi)     If at any time the Net Proceeds or the undisbursed balance
     thereof shall not, in the reasonable opinion of Lender in consultation with
     the Casualty Consultant, be sufficient to pay in full the balance of the
     costs which are estimated by the Casualty Consultant to be incurred in
     connection with the completion of the Restoration, Borrower

                                       57
<Page>

     shall deposit the deficiency (the "NET PROCEEDS DEFICIENCY") with Lender
     before any further disbursement of the Net Proceeds shall be made. The Net
     Proceeds Deficiency deposited with Lender shall be held by Lender and shall
     be disbursed for costs actually incurred in connection with the Restoration
     on the same conditions applicable to the disbursement of the Net Proceeds,
     and until so disbursed pursuant to this Section 6.4(b) shall constitute
     additional security for the Debt and other obligations under the Loan
     Documents.

          (vii)    The excess, if any, of the Net Proceeds and the remaining
     balance, if any, of the Net Proceeds Deficiency deposited with Lender after
     the Casualty Consultant certifies to Lender that the Restoration has been
     completed in accordance with the provisions of this Section 6.4(b), and the
     receipt by Lender of evidence satisfactory to Lender that all costs
     incurred in connection with the Restoration have been paid in full, shall
     be remitted by Lender to Borrower, provided no Event of Default shall have
     occurred and shall be continuing under the Note, this Agreement or any of
     the other Loan Documents.

          (c) All Net Proceeds not required (i) to be made available for the
Restoration or (ii) to be returned to Borrower as excess Net Proceeds pursuant
to Section 6.4(b)(vii) may be retained and applied by Lender toward the payment
of the Debt whether or not then due and payable in such order, priority and
proportions as Lender in its sole discretion shall deem proper (provided no
Event of Default exists, such Borrower shall not be required to pay any
Prepayment Consideration in connection with such payment), or, at the discretion
of Lender, the same may be paid, either in whole or in part, to Borrower for
such purposes as Lender shall designate, in its discretion.

          (d) In the event of foreclosure of the Mortgage with respect to the
Property, or other transfer of title to the Property in extinguishment in whole
or in part of the Debt all right, title and interest of Borrower in and to the
Policies that are not blanket Policies then in force concerning the Property and
all proceeds payable thereunder shall thereupon vest in the purchaser at such
foreclosure or Lender or other transferee in the event of such other transfer of
title.

          (e) Lender shall with reasonable promptness following any Casualty or
Condemnation notify Borrower whether or not Net Proceeds are required to be made
available to Borrower for restoration pursuant to this Section 6.4. All Net
Proceeds not required to be made available for Restoration shall be retained and
applied by Lender in accordance with SECTION 2.3.2(a) hereof (a "NET PROCEEDS
PREPAYMENT"). If such Net Proceeds Prepayment shall be equal to or greater than
Fifty Million and 00/100 Dollars ($50,000,000); Borrower shall have the right to
elect to prepay the remaining outstanding principal balance of the Note (a
"CASUALTY/CONDEMNATION PREPAYMENT") in accordance with SECTION 2.3.2(b) hereof
upon satisfaction of the following conditions: (i) within thirty (30) days
following the date of the Net Proceeds Prepayment, Borrower shall provide Lender
with written notice of Borrower's intention to pay the Note in full, (ii)
Borrower shall prepay the Note in accordance with Section 2.3.2(b) hereof on or
before the second Payment Date occurring following the date of the Net Proceeds
Prepayment, and (iii) no Event of Default shall exist on the date of such
Casualty/Condemnation Prepayment. Notwithstanding anything in Section 6.2 or
Section 6.3 to the contrary, Borrower

                                       58
<Page>

shall have no obligation to commence Restoration of the Property upon delivery
of the written notice set forth in clause (i) of the preceding sentence (unless
Borrower subsequently shall fail to satisfy the requirement of clause (ii) of
the preceding sentence).

                                   ARTICLE VII
                                  RESERVE FUNDS

          Section 7.1 REQUIRED REPAIR FUNDS.

          7.1.1    DEPOSITS. Borrower shall perform the repairs at the Property,
if any, as more particularly set forth on SCHEDULE III hereto (such repairs
hereinafter referred to as "REQUIRED REPAIRS") within six (6) months from the
Closing Date, or such earlier time as specified on SCHEDULE III. If Borrower has
not delivered to Lender evidence reasonably satisfactory to Lender that it has
completed all Required Repairs on or before the date that is six (6) months from
the Closing Date, or such earlier time as specified on SCHEDULE III, Borrower
shall deposit with Lender the amount for the Property set forth on such SCHEDULE
III hereto, if any (less the amount allocated to the performance of Required
Repairs for which evidence of completion has been delivered to Lender), to
perform the Required Repairs for the Property. Amounts so deposited with Lender,
if any, shall be held by Lender in an interest bearing account. Amounts so
deposited, if any, shall hereinafter be referred to as Borrower's "REQUIRED
REPAIR FUND" and the account, if any, in which such amounts are held shall
hereinafter be referred to as Borrower's "REQUIRED REPAIR ACCOUNT". It shall be
an Event of Default under this Agreement if Borrower does not either (i) does
not deposit with Lender the Required Repair Fund as set forth above, or (ii)
complete the Required Repairs at the Property within nine (9) months from the
Closing Date. Upon the occurrence of such an Event of Default, Lender, at its
option, may withdraw all Required Repair Funds from the Required Repair Account
and Lender may apply such funds either to completion of the Required Repairs at
the Property or toward payment of the Debt in such order, proportion and
priority as Lender may determine in its sole discretion. Lender's right to
withdraw and apply Required Repair Funds shall be in addition to all other
rights and remedies provided to Lender under this Agreement and the other Loan
Documents.

          7.1.2    RELEASE OF REQUIRED REPAIR FUNDS. Lender shall disburse to
Borrower the Required Repair Funds from the Required Repair Account from time to
time upon satisfaction by Borrower of each of the following conditions: (i)
Borrower shall submit a written request for payment to Lender at least fifteen
(15) days prior to the date on which Borrower requests such payment be made and
specifies the Required Repairs to be paid, (ii) on the date such request is
received by Lender and on the date such payment is to be made, no Default or
Event of Default shall exist and remain uncured, (iii) Lender shall have
received a certificate from Borrower (A) stating that all Required Repairs at
the Property to be funded by the requested disbursement have been completed in
good and workmanlike manner and in accordance with all applicable federal,
state and local laws, rules and regulations, such certificate to be accompanied
by a copy of any license, permit or other approval by any Governmental Authority
required to commence and/or complete the Required Repairs, (B) identifying each
Person that supplied materials or labor in connection with the Required Repairs
performed at the Property to be funded by the requested disbursement under a
contract in excess of $50,000, and (C) stating that each Person who has supplied
materials or labor in connection with the Required Repairs to be funded by the
requested disbursement has been paid in full or will be paid in full upon such
disbursement, such

                                       59
<Page>

certificate to be accompanied by lien waivers or other evidence of payment
satisfactory to Lender, (iv) at Lender's option, a title search for the Property
indicating that the Property is free from all liens, claims and other
encumbrances not previously approved by Lender, and (v) Lender shall have
received such other evidence as Lender shall reasonably request that the
Required Repairs at the Property to be funded by the requested disbursement have
been completed and are paid for or will be paid upon such disbursement to
Borrower. Lender shall not be required to make disbursements from the Required
Repair Account with respect to the Property more than once each calendar month
and such disbursement shall be made only upon satisfaction of each condition
contained in this Section 7.1.2.

          Section 7.2 TAX AND INSURANCE ESCROW FUND.

     Borrower shall pay to Lender on each Payment Date (a) one-twelfth of the
Taxes that Lender estimates will be payable during the next ensuing twelve (12)
months in order to accumulate with Lender sufficient funds to pay all such Taxes
at least thirty (30) days prior to their respective due dates and (b)
one-twelfth of the Insurance Premiums that Lender estimates will be payable for
the renewal of the coverage afforded by the Policies upon the expiration thereof
in order to accumulate with Lender sufficient funds to pay all such Insurance
Premiums at least thirty (30) days prior to the expiration of the Policies,
(said amounts in (a) and (b) above are hereinafter called the "TAX AND INSURANCE
ESCROW FUND"). The Tax and Insurance Escrow Fund and the payments of interest or
principal or both, payable pursuant to the Note, shall be added together and
shall be paid as an aggregate sum by Borrower to Lender. Lender will apply the
Tax and Insurance Escrow Fund to payments of Taxes and Insurance Premiums
required to be made by Borrower pursuant to this Agreement and under the
Mortgage. In making any payment relating to the Tax and Insurance Escrow Fund,
Lender may do so according to any bill, statement or estimate procured from the
appropriate public office (with respect to Taxes) or insurer or agent (with
respect to Insurance Premiums) or from Borrower without inquiry into the
accuracy of such bill, statement or estimate or into the validity of any tax,
assessment, sale, forfeiture, tax lien or title or claim thereof, provided,
however, Lender shall use reasonable efforts to pay such real property taxes
sufficiently early to obtain the benefit of any available discounts of which it
has knowledge. If the amount of the Tax and Insurance Escrow Fund shall exceed
the amounts due for Taxes and Insurance Premiums, Lender shall, in its sole
discretion, return any excess to Borrower or credit such excess against future
payments to be made to the Tax and Insurance Escrow Fund. The Tax and Insurance
Escrow Fund shall be held by Lender in an interest-bearing account and shall at
Lender's option be held in Eligible Account at an Eligible Institution. Any
interest earned on said account shall accrue in said account for the benefit of
Borrower, but shall remain in and constitute part of the Tax and Insurance
Escrow Fund, and shall be disbursed in accordance with the terms hereof. Any
amount remaining in the Tax and Insurance Escrow Fund after the Debt has been
paid in full shall be returned to Borrower. In allocating such excess, Lender
may deal with the Person shown on the records of Lender to be the owner of the
Property. If at any time Lender reasonably determines that the Tax and insurance
Escrow Fund is not or will not be sufficient to pay Taxes or Insurance Premiums
by the dates set forth above, Lender shall notify Borrower of such determination
and Borrower shall increase its monthly payments to Lender by the amount that
Lender estimates is sufficient to make up the deficiency at least thirty (30)
days prior to delinquency of the Taxes or Insurance Premiums.

                                       60
<Page>

     Notwithstanding anything to the contrary hereinbefore contained, in the
event that Borrower provides (1) evidence satisfactory to Lender that the
Property is insured in accordance with SECTION 6.1 of this Agreement and (2)
evidence satisfactory to Lender that the Taxes for the Property have been paid
in accordance with the requirements set forth in this Agreement, Lender will
waive the requirement set forth herein for Borrower to make deposits into the
Tax and Insurance Escrow Fund for the payment of Insurance Premiums and for
payment of such Taxes, provided, however, Lender expressly reserves the right to
require Borrower to make deposits to the Tax and Insurance Escrow Fund for the
payment of Insurance Premiums if at any time the Property is not insured in
accordance with SECTION 6.1 of this Agreement or Taxes are not paid in
accordance with the requirements of this Agreement.

          Section 7.3 REPLACEMENTS AND REPLACEMENT RESERVE.

          Section 7.3.1 REPLACEMENT RESERVE FUND. Borrower shall pay to Lender
on the Closing Date and on each Payment Date one twelfth of the amount (the
"REPLACEMENT RESERVE MONTHLY DEPOSIT") reasonably estimated by Lender in its
sole discretion to be due for replacements and repairs required to be made to
the Property during the calendar year (collectively, the "REPLACEMENTS"), which
Replacement Reserve Monthly Deposit shall be in an amount equal to no less than
$0.15 per year per square foot of gross leasable area. Amounts so deposited
shall hereinafter be referred to as Borrower's "REPLACEMENT RESERVE FUND" and
the account in which such amounts are held shall hereinafter be referred to as
Borrower's "REPLACEMENT RESERVE ACCOUNT". Lender may reassess its estimate of
the amount necessary for the Replacement Reserve Fund from time to time, and may
increase the monthly amounts required to be deposited into the Replacement
Reserve Fund upon thirty (30) days notice to Borrower if Lender determines in
its reasonable discretion that an increase is necessary to maintain the proper
maintenance and operation of the Property. Any amount held in the Replacement
Reserve Account and allocated to the Property shall be retained by Lender in an
interest bearing account, or, at the option of Lender, in an Eligible Account at
an Eligible Institution; PROVIDED, HOWEVER, that, any interest earned on said
account shall accrue in said account for the benefit of Borrower, but shall
remain in and constitute part of the Replacement Reserve Fund, and shall be
disbursed in accordance with the terms hereof.

          Notwithstanding anything to the contrary in this Section 7.3, Borrower
shall not be required to make Replacement Reserve Monthly Deposits, provided
that: (i) no Event of Default shall have occurred; and (ii) either (A) Borrower
makes all necessary Replacements and otherwise maintains the Property to
Lender's satisfaction, or (B) Anchor Tenant maintains the Property as required
pursuant to the Anchor Tenant Lease. Upon notice from Lender following: (a) an
Event of Default; or (b) the failure of Borrower to make necessary Replacements
and otherwise maintain the Property to Lender's satisfaction, or the failure of
Anchor Tenant to maintain the Property as required pursuant to the Anchor Tenant
Lease, as applicable, Borrower shall begin to deposit the Replacement Reserve
Monthly Deposit into the Replacement Reserve Fund beginning on the Payment Date
(as defined herein) immediately following the date of such notice.

     Section 7.3.2 DISBURSEMENTS FROM REPLACEMENT RESERVE ACCOUNT.

                                       61
<Page>

          (a) Lender shall make disbursements from the Replacement Reserve
Account to pay Borrower only for the costs of the Replacements. Lender shall not
be obligated to make disbursements from the Replacement Reserve Account to
reimburse Borrower for the costs of routine maintenance to the Property or for
costs which are to be reimbursed from the Required Repair Fund (if any).

          (b) Lender shall, upon written request from Borrower and satisfaction
of the requirements set forth in this Section 7.3.2, disburse to Borrower
amounts from the Replacement Reserve Account necessary to pay for the actual
approved costs of Replacements or to reimburse Borrower therefor, upon
completion of such Replacements (or, upon partial completion in the case of
Replacements made pursuant to Section 73.2(f)) as determined by Lender. In no
event shall Lender be obligated to disburse funds from the Replacement Reserve
Account if a Default or an Event of Default exists.

          (c) Each request for disbursement from the Replacement Reserve Account
shall be in a form specified or approved by Lender and shall specify (i) the
specific Replacements for which the disbursement is requested, (ii) the quantity
and price of each item purchased, if the Replacement includes the purchase or
replacement of specific items, (iii) the price of all materials (grouped by type
or category) used in any Replacement other than the purchase or replacement of
specific items, and (iv) the cost of all contracted labor or other services
applicable to each Replacement for which such request for disbursement is made.
With each request Borrower shall certify that all Replacements have been made in
accordance with all applicable Legal Requirements of any Governmental Authority
having jurisdiction over the Property to which the Replacements are being
provided and, unless Lender has agreed to issue joint checks as described below,
each request shall include evidence of payment of all such amounts. Each request
for disbursement shall include copies of invoices for all items or materials
purchased and all contracted labor or services provided. Except as provided in
Section 7.3.2(e), each request for disbursement from the Replacement Reserve
Account shall be made only after completion of the Replacement for which
disbursement is requested. Borrower shall provide Lender evidence of completion
satisfactory to Lender in its reasonable judgment.

          (d) Borrower shall pay all invoices in connection with the
Replacements with respect to which a disbursement is requested prior to
submitting such request for disbursement from the Replacement Reserve Account
or, at the request of Borrower, Lender will issue joint checks, payable to
Borrower and the contractor, supplier, materialman, mechanic, subcontractor or
other party to whom payment is due in connection with a Replacement. In the case
of payments made by joint check, Lender may require a waiver of lien from each
Person receiving payment prior to Lender's disbursement from the Replacement
Reserve Account. In addition, as a condition to any disbursement, Lender may
require Borrower to obtain lien waivers from each contractor, supplier,
materialman, mechanic or subcontractor who receives payment in an amount equal
to or greater than $100,000 for completion of its work or delivery of its
materials. Any lien waiver delivered hereunder shall conform to the requirements
of applicable law and shall cover all work performed and materials supplied
(including equipment and fixtures) for the Property by that contractor,
supplier, subcontractor, mechanic or materialman through the date covered by the
current reimbursement request (or, in the event that payment to such contractor,
supplier, subcontractor, mechanic or materialmen is to be made by a joint check,
the release of lien shall be effective through the date covered by the previous
release of funds request).

                                       62
<Page>

          (e) If (i) the cost of a Replacement exceeds $100,000, (ii) the
contractor performing such Replacement requires periodic payments pursuant to
terms of a written contract, and (iii) Lender has approved in writing in advance
such periodic payments, a request for reimbursement from the Replacement Reserve
Account may be made after completion of a portion of the work under such
contract, provided (A) such contract requires payment upon completion of such
portion of the work, (B) the materials for which the request is made are on site
at the Property and are properly secured or have been installed in the Property,
(C) all other conditions in this Agreement for disbursement have been satisfied,
(D) funds remaining in the Replacement Reserve Account axe, in Lender's
judgment, sufficient to complete such Replacement and other Replacements when
required, and (E) if required by Lender, each contractor or subcontractor
receiving payments under such contract shall provide a waiver of lien with
respect to amounts which have been paid to that contractor or subcontractor.

          (f) Borrower shall not make a request for disbursement from the
Replacement Reserve Account more frequently than once in any calendar month and
(except in connection with the final disbursement) the total cost of all
Replacements in any request shall not be less than $5,000.00.

     Section 7.3.3 PERFORMANCE OF REPLACEMENTS.

          (g) Borrower shall make Replacements when required in order to keep
the Property in condition and repair consistent with other office properties in
the same market segment in the metropolitan area in which the Property is
located, and to keep the Property or any portion thereof from deteriorating.
Borrower shall complete all Replacements in a good and workmanlike manner as
soon as practicable following the commencement of making each such Replacement.

          (h) Lender reserves the right, at its option, to approve all contracts
or work orders with materialmen, mechanics, suppliers, subcontractors,
contractors or other parties providing labor or materials under contracts for an
amount in excess of $100,000 in connection with the Replacements performed by
Borrower. Upon Lender's request, Borrower shall assign any contract or
subcontract to Lender.

          (i) In the event Lender determines in its reasonable discretion that
any Replacement is not being performed in a workmanlike or timely manner or that
any Replacement has not been completed in a workmanlike or timely manner, and
such failure continues to exist for more than thirty (30) days after notice from
Lender to Borrower, Lender shall have the option to withhold disbursement for
such unsatisfactory Replacement and to proceed under existing contracts or to
contract with third parties to complete such Replacement and to apply the
Replacement Reserve Fund toward the labor and materials necessary to complete
such Replacement, without providing any prior notice to Borrower and to exercise
any and all other remedies available to Lender upon an Event of Default
hereunder.

          (j) In order to facilitate Lender's completion or making of the
Replacements pursuant to Section 7.3.3(c) above, Borrower grants Lender the
right to enter onto the Property and perform any and all work and labor
necessary to complete or make the Replacements and/or employ watchmen to protect
the Property from damage, subject to the rights of Tenants. All

                                       63
<Page>

sums so expended by Lender, to the extent not from the Replacement Reserve Fund,
shall be deemed to have been advanced under the Loan to Borrower and secured by
the Mortgage. For this purpose Borrower constitutes and appoints Lender its true
and lawful attorney-in-fact with full power of substitution to complete or
undertake the Replacements in the name of Borrower. Such power of attorney shall
be deemed to be a power coupled with an interest and cannot be revoked but
shall only be effective following an Event of Default. Borrower empowers said
attorney-in-fact as follows: (i) to use any funds in the Replacement Reserve
Account for the purpose of making or completing the Replacements; (ii) to make
such additions, changes and corrections to the Replacements as shall be
necessary or desirable to complete the Replacements; (iii) to employ such
contractors, subcontractors, agents, architects and inspectors as shall be
required for such purposes; (iv) to pay, settle or compromise all existing bills
and claims which are or may become Liens against the Property, or as may be
necessary or desirable for the completion of the Replacements, or for clearance
of title; (v) to execute all applications and certificates in the name of
Borrower which may be required by any of the contract documents; (vi) to
prosecute and defend all actions or proceedings in connection with the Property
or the rehabilitation and repair of the Property; and (vii) to do any and every
act which Borrower might do in its own behalf to fulfill the terms of this
Agreement.

          (k) Nothing in this Section 7.3.3 shall: (i) make Lender responsible
for making or completing the Replacements; (ii) require Lender to expend funds
in addition to the Replacement Reserve Fund to make or complete any Replacement;
(iii) obligate Lender to proceed with the Replacements; or (iv) obligate Lender
to demand from Borrower additional sums to make or complete any Replacement.

          (l) Borrower shall permit Lender and Lender's agents and
representatives (including, without limitation, Lender's engineer, architect, or
inspector) or third parties making Replacements pursuant to this Section 7.3.3
to enter onto the Property during normal business hours (subject to the rights
of tenants under their Leases) to inspect the progress of any Replacements and
all materials being used in connection therewith, to examine all plans and shop
drawings relating to such Replacements which are or may be kept at the Property,
and to complete any Replacements made pursuant to this Section 7.3.3. Borrower
shall cause all contractors and subcontractors to cooperate with Lender or
Lender's representatives or such other persons described above in connection
with inspections described in this Section 7.3.3(f) or the completion of
Replacements pursuant to this Section 7.3.3.

          (m) Lender may require an inspection of the Property at Borrower's
expense prior to making a monthly disbursement in excess of $10,000 from the
Replacement Reserve Account in order to verify completion of the Replacements
for which reimbursement is sought. Lender may require that such inspection be
conducted by an appropriate independent qualified professional selected by
Lender and/or may require a copy of a certificate of completion by an
independent qualified professional acceptable to Lender prior to the
disbursement of any amounts from the Replacement Reserve Account. Borrower shall
pay the expense of the inspection as required hereunder, whether such inspection
is conducted by Lender or by an independent qualified professional.

          (n) The Replacements and all materials, equipment, fixtures, or any
other item comprising a part of any Replacement shall be constructed, installed
or completed, as applicable,

                                       64
<Page>

free and clear of all mechanic's, materialman's or other liens (except for those
Liens existing on the date of this Agreement which have been approved in writing
by Lender).

          (o) Before each disbursement from the Replacement Reserve Account,
Lender may require Borrower to provide Lender with a search of title to the
Property effective to the date of the disbursement, which search shows that no
mechanic's or materialmen's liens or other liens of any nature have been placed
against the Property since the date of recordation of the Mortgage and that
title to the Property is free and clear of all Liens (other than the lien of the
Mortgage and any other Liens previously approved in writing by Lender, if any).

          (p) All Replacements shall comply with all applicable Legal
Requirements of all Governmental Authorities having jurisdiction over the
Property and applicable insurance requirements including, without limitation,
applicable building codes, special use permits, environmental regulations, and
requirements of insurance underwriters.

          (q) In addition to any insurance required under the Loan Documents,
Borrower shall provide or cause to be provided workmen's compensation insurance,
builder's risk, and public liability insurance and other insurance to the extent
required under applicable law in connection with a particular Replacement. All
such policies shall be in form and amount reasonably satisfactory to Lender. All
such policies which can be endorsed with standard mortgagee clauses making loss
payable to Lender or its assigns shall be so endorsed. Certified copies of such
policies shall be delivered to Lender.

     Section 7.3.4 FAILURE TO MAKE REPLACEMENTS. (a) It shall be an Event of
Default under this Agreement if Borrower fails to comply with any provision of
this Section 7.3 and such failure is not cured within thirty (30) days after
notice from Lender; PROVIDED, HOWEVER, if such failure is not capable of being
cured within said thirty (30) day period, then provided that Borrower commences
action to complete such cure and thereafter diligently proceeds to complete such
cure, such thirty (30) day period shall be extended for such time as is
reasonably necessary for Borrower, in the exercise of due diligence, to cure
such failure, but such additional period of time shall not exceed sixty (60)
days. Upon the occurrence of such an Event of Default, Lender may use the
Replacement Reserve Fund (or any portion thereof) for any purpose, including but
not limited to completion of the Replacements as provided in Section 7.3.3, or
for any other repair or replacement to the Property or toward payment of the
Debt in such order, proportion and priority as Lender may determine in its sole
discretion. Lender's right to withdraw and apply the Replacement Reserve Funds
shall be in addition to all other rights and remedies provided to Lender under
this Agreement and the other Loan Documents.

          (s) Nothing in this Agreement shall obligate Lender to apply all or
any portion of the Replacement Reserve Fund on account of an Event of Default to
payment of the Debt or in any specific order or priority.

     Section 7.3.5 BALANCE IN THE REPLACEMENT RESERVE ACCOUNT. The insufficiency
of any balance in the Replacement Reserve Account shall not relieve Borrower
from its obligation to fulfill all preservation and maintenance covenants in the
Loan Documents.

                                       65
<Page>

     Section 7.3.6 INDEMNIFICATION. Borrower shall indemnify Lender and hold
Lender harmless from and against any and all actions, suits, claims, demands,
liabilities, losses, damages, obligations and costs and expenses (including
litigation costs and reasonable attorneys fees and expenses) arising from or in
any way connected with the performance of the Replacements unless the same are
solely due to gross negligence or willful misconduct of Lender. Borrower shall
assign to Lender all rights and claims Borrower may have against all persons or
entities supplying labor or materials in connection with the Replacements;
PROVIDED, HOWEVER, that Lender may not pursue any such right or claim unless an
Event of Default has occurred and remains uncured.

          Section 7.4 INTENTIONALLY OMITTED.

          Section 7.5 INTENTIONALLY OMITTED.

          Section 7.6 INTENTIONALLY OMITTED.

          Section 7.7 RESERVE FUNDS, GENERALLY.

          7.7.1    Borrower grants to Lender a first-priority perfected security
interest in each of the Reserve Funds and any and all monies now or hereafter
deposited in each Reserve Fund as additional security for payment of the Debt.
Until expended or applied in accordance herewith, the Reserve Funds shall
constitute additional security for the Debt.

          7.7.2    Upon the occurrence of an Event of Default, Lender may, in
addition to any and all other rights and remedies available to Lender, apply any
sums then present in any or all of the Reserve Funds to the payment of the Debt
in any order in its sole discretion.

          7.7.3    The Reserve Funds shall not constitute trust funds and may be
commingled with other monies held by Lender.

          7.7.4    Intentionally omitted.

          7.7.5    Borrower shall not, without obtaining the prior written
consent of Lender, further pledge, assign or grant any security interest in any
Reserve Fund or the monies deposited therein or permit any lien or encumbrance
to attach thereto, or any levy to be made thereon, or any UCC-1 Financing
Statements, except those naming Lender as the secured party, to be filed with
respect thereto.

          7.7.6    Lender shall not be liable for any loss sustained on the
investment of any funds constituting the Reserve Funds unless occasioned by the
gross negligence or willful misconduct of Lender.

          7.7.7    Upon payment in full of the Debt and performance of all other
obligations under this Agreement and the other Loan Documents, Lender shall
disburse to Borrower all remaining Reserve Funds.

                                  ARTICLE VIII
                                    DEFAULTS

                                       66
<Page>

          Section 8.1 EVENT OF DEFAULT. (a) Each of the following events shall
constitute an event of default hereunder (an "EVENT OF DEFAULT"):

          (i)      if any portion of the Debt is not paid within five (5) days
     of the applicable due date;

          (ii)     if any of the Taxes or Other Charges are not paid prior to
     the date when the same become delinquent, except to the extent that
     Borrower is contesting same in accordance with the terms of Section 5.1.2
     hereof, or there are sufficient funds in the Tax and Insurance Escrow Fund
     to pay such Taxes or Other Charges and Lender fails to or refuses to
     release the same from the Tax and Insurance Escrow Fund;

          (iii)    if the Policies are not kept in full force and effect, or if
     certified copies of the Policies are not delivered to Lender within ten
     (10) days of request;

          (iv)     if Borrower transfers or encumbers any portion of the
     Property without Lender's prior written consent (to extent such consent is
     required) or otherwise violates the provisions of Section 5.2.13 of this
     Loan Agreement;

          (v)      if any material representation or warranty made by Borrower
     herein or in any other Loan Document, or in any report, certificate,
     financial statement or other instrument, agreement or document furnished
     to Lender shall have been false or misleading in any material respect as of
     the date the representation or warranty was made;

          (vi)     if Borrower or indemnitor or any guarantor under any guaranty
     or indemnity issued in connection with the Loan shall make an assignment
     for the benefit of creditors;

          (vii)    if a receiver, liquidator or trustee shall be appointed for
     Borrower or any guarantor or indemnitor under any guarantee or indemnity
     issued in connection with the Loan or if Borrower or such guarantor or
     indemnitor shall be adjudicated a bankrupt or insolvent, or if any petition
     for bankruptcy, reorganization or arrangement pursuant to federal
     bankruptcy law, or any similar federal or state law, shall be filed by or
     against, consented to, or acquiesced in by, Borrower or such guarantor or
     indemnitor, or if any proceeding for the dissolution or liquidation of
     Borrower or such guarantor or indemnitor shall be instituted; PROVIDED,
     HOWEVER, if such appointment, adjudication, petition or proceeding was
     involuntary and not consented to by Borrower or such guarantor or
     indemnitor, upon the same not being discharged, stayed or dismissed within
     one hundred eighty (180) days;

          (viii)   if Borrower attempts to assign its rights under this
     Agreement or any of the other Loan Documents or any interest herein or
     therein in contravention of the Loan Documents;

          (ix)     if Borrower breaches any of its respective negative covenants
     contained in Section 5.2 or any covenant contained in Section 4.1.30
     hereof;

                                       67
<Page>

          (x)      with respect to any term, covenant or provision set forth
     herein which specifically contains a notice requirement or grace period, if
     Borrower shall be in default under such term, covenant or condition after
     the giving of such notice or the expiration of such grace period;

          (xi)     if any of the assumptions contained in any Insolvency Opinion
     or Additional Insolvency Opinion are or shall become untrue in any material
     respect;

          (xii)    if Borrower shall continue to be in Default under any of the
     other terms, covenants or conditions of this Agreement not specified in
     subsections (i) to (xi) above, for ten (10) days after notice to Borrower
     from Lender, in the case of any Default which can be cured by the payment
     of a sum of money, or for thirty (30) days after notice from Lender in the
     case of any other Default; PROVIDED, HOWEVER, that if such non-monetary
     Default is susceptible of cure but cannot reasonably be cured within such
     30-day period and provided further that Borrower shall have commenced to
     cure such Default within such 30-day period and thereafter diligently and
     expeditiously proceeds to cure the same, such 30-day period shall be
     extended for such time as is reasonably necessary for Borrower in the
     exercise of due diligence to cure such Default, such additional period not
     to exceed one hundred eighty (180) days; or

          (xiii)   if there shall be default under any of the other Loan
     Documents beyond any applicable cure periods contained in such documents,
     whether as to Borrower or the Property, or if any other such event shall
     occur or condition shall exist, if the effect of such event or condition is
     to accelerate the maturity of any portion of the Debt or to permit Lender
     to accelerate the maturity of all or any portion of the Debt.

          (b) Upon the occurrence of an Event of Default (other than an Event of
Default described in clauses (vi), (vii) or (viii) above) and at any time
thereafter Lender may, in addition to any other rights or remedies available to
it pursuant to this Agreement and the other Loan Documents or at law or in
equity, Lender may take such action, without notice or demand, that Lender deems
advisable to protect and enforce its rights against Borrower and in the
Property, including, without limitation, declaring the Debt to be immediately
due and payable, and Lender may enforce or avail itself of any or all rights or
remedies provided in the Loan Documents against Borrower and the Property,
including, without limitation, all rights or remedies available at law or in
equity; and upon any Event of Default described in clauses (vi), (vii) or (viii)
above, the Debt and all other obligations of Borrower hereunder and under the
other Loan Documents shall immediately and automatically become due and payable,
without notice or demand, and Borrower hereby expressly waives any such notice
or demand, anything contained herein or in any other Loan Document to the
contrary notwithstanding.

          Section 8.2 REMEDIES. (a) Upon the occurrence of an Event of Default,
all or any one or more of the rights, powers, privileges and other remedies
available to Lender against Borrower under this Agreement or any of the other
Loan Documents executed and delivered by, or applicable to, Borrower or at law
or in equity may be exercised by Lender at any time and from time to time,
whether or not all or any of the Debt shall be declared due and payable, and
whether or not Lender shall have commenced any foreclosure proceeding or other
action for the enforcement of its rights and remedies under any of the Loan
Documents with respect to the

                                       68
<Page>

Property. Any such actions taken by Lender shall be cumulative and concurrent
and may be pursued independently, singly, successively, together or otherwise,
at such time and in such order as Lender may determine in its sole discretion,
to the fullest extent permitted by law, without impairing or otherwise affecting
the other rights and remedies of Lender permitted by law, equity or contract or
as set forth herein or in the other Loan Documents. Without limiting the
generality of the foregoing, Borrower agrees that if an Event of Default is
continuing (i) Lender is not subject to any "one action" or "election of
remedies" law or rule, and (ii) all liens and other rights, remedies or
privileges provided to Lender shall remain in full force and effect until Lender
has exhausted all of its remedies against the Property and the Mortgage has been
foreclosed, sold and/or otherwise realized upon in satisfaction of the Debt or
the Debt has been paid in full.

          (b) Lender shall have the right from time to time to partially
foreclose the Mortgage in any manner and for any amounts secured by the Mortgage
then due and payable as determined by Lender in its sole discretion including,
without limitation, the following circumstances: (i) in the event Borrower
defaults beyond any applicable grace period in the payment of one or more
scheduled payments of principal and interest, Lender may foreclose the Mortgage
to recover such delinquent payments, or (ii) in the event Lender elects to
accelerate less than the entire outstanding principal balance of the Loan,
Lender may foreclose the Mortgage to recover so much of the principal balance of
the Loan as Lender may accelerate and such other sums secured by the Mortgage as
Lender may elect. Notwithstanding one or more partial foreclosures, the Property
shall remain subject to the Mortgage to secure payment of sums secured by the
Mortgage and not previously recovered.

          (c) Lender shall have the right from time to time to sever the Note
and the other Loan Documents into one or more separate notes, mortgages and
other security documents (the "SEVERED LOAN DOCUMENTS") in such denominations as
Lender shall determine in its sole discretion for purposes of evidencing and
enforcing its rights and remedies provided hereunder. Borrower shall execute and
deliver to Lender from time to time, promptly after the request of Lender, a
severance agreement and such other documents as Lender shall request in order to
effect the severance described in the preceding sentence, all in form and
substance reasonably satisfactory to Lender. Borrower hereby absolutely and
irrevocably appoints Lender following the occurrence of an Event of Default as
its true and lawful attorney, coupled with an interest, in its name and stead to
make and execute all documents necessary or desirable to effect the aforesaid
severance, Borrower ratifying all that its said attorney shall do by virtue
thereof; PROVIDED, HOWEVER, Lender shall not make or execute any such documents
under such power until three (3) days after notice has bean given to Borrower by
Lender of Lender's intent to exercise its rights under such power. Borrower
shall not be obligated to pay any costs or expenses incurred in connection with
the preparation, execution, recording or filing of the Severed Loan Documents,
and the Severed Loan Documents shall not contain any representations, warranties
or covenants not contained in the Loan Documents and any such representations
and warranties contained in the Severed Loan Documents will be given by Borrower
only as of the Closing Date.

          (d) As used in this Section 8.2, a "foreclosure" shall include any
sale by power of sale.

                                       69
<Page>

          Section 8.3 REMEDIES CUMULATIVE; WAIVERS. The rights, powers and
remedies of Lender under this Agreement shall be cumulative and not exclusive of
any other right, power or remedy which Lender may have against Borrower pursuant
to this Agreement or the other Loan Documents, or existing at law or in equity
or otherwise. Lender's rights, powers and remedies may be pursued singly,
concurrently or otherwise, at such time and in such order as Lender may
determine in Lender's sole discretion. No delay or omission to exercise any
remedy, right or power accruing upon an Event of Default shall impair any such
remedy, right or power or shall be construed as a waiver thereof, but any such
remedy, right or power may be exercised from time to time and as often as may be
deemed expedient. A waiver of one Default or Event of Default with respect to
Borrower shall not be construed to be a waiver of any subsequent Default or
Event of Default by Borrower or to impair any remedy, right or power consequent
thereon.

                                   ARTICLE IX
                               SPECIAL PROVISIONS

          Section 9.1 SALE OF NOTES AND SECURITIZATION. At the request of the
holder of the Note and, to the extent not already required to be provided by
Borrower under this Agreement, Borrower shall cooperate with Lender to allow
Lender to satisfy the market standards to which the holder of the Note
customarily adheres or which may be reasonably required in the marketplace or by
the Rating Agencies in connection with the sale of the Note or participations
therein or the first successful securitization (such sale and/or securitization,
the "SECURITIZATION") of rated single or multi-class securities (the
"SECURITIES") secured by or evidencing ownership interests in the Note and the
Mortgage. In this regard Borrower shall:

          (a) (i) provide such financial and other information with respect to
the Property, Borrower and the Manager, (ii) provide budgets relating to the
Property and (iii) to perform or permit or cause to be performed or permitted
such site inspection, appraisals, market studies, environmental reviews and
reports (Phase I's and, if appropriate, Phase II's), engineering reports and
other due diligence investigations of the Property, as may be reasonably
requested by the holder of the Note or the Rating Agencies or as may be
necessary or appropriate in connection with the Securitization (the "PROVIDED
INFORMATION"), together, if customary, with appropriate verification and/or
consents of the Provided Information through letters of auditors or opinions of
counsel of independent attorneys acceptable to Lender and the Rating Agencies;

          (b) cause counsel to render opinions, which may be relied upon by the
holder of the Note, the Rating Agencies and their respective counsel, agents and
representatives, as to non-consolidation, fraudulent, conveyance, and true sale
and/or lease or any other opinion customary in securitization transactions,
which counsel and opinions shall be reasonably satisfactory to the holder of the
Note and the Rating Agencies;

          (c) make such representations and warranties as of the closing date of
the Securitization with respect to the Property, Borrower, and the Loan
Documents as are consistent, with the representations and warranties made in the
Loan Documents; and

          (d) execute such amendments to the Loan Documents and organizational
documents as may be reasonably requested by the holder of the Note or the Rating
Agencies or otherwise to effect the Securitization; PROVIDED, HOWEVER, that
Borrower shall not be required to

                                       70
<Page>

modify or amend any Loan Document if such modification or amendment would (i)
change the interest rate, the stated maturity or the amortization of principal
set forth in the Note, or (ii) modify or amend any other material economic term
of the Loan.

          All material out-of-pocket third party costs and expenses incurred by
Borrower in connection with complying with requests made under this Section 9.1
shall be paid by Lender.

          Section 9.2 SECURITIZATION. Borrower understands that certain of the
Provided Information may be included in disclosure documents in connection with
the Securitization, including, without limitation a prospectus, prospectus
supplement or private placement memorandum (each, a "DISCLOSURE DOCUMENT") and
may also be included in filings with the Securities and Exchange Commission
pursuant to the Securities Act of 1933, as amended (the "SECURITIES ACT"), or
the Securities and Exchange Act of 1934, as amended (the "EXCHANGE ACT"), or
provided or made available to investors or prospective investors in the
Securities, the Rating Agencies, and service providers relating to the
Securitization. In the event that the Disclosure Document is required to be
revised prior to the sale of all Securities, Borrower will cooperate with the
holder of the Note in updating the Disclosure Document by providing all current
information necessary to keep the Disclosure Document accurate and complete in
all material respects.

          Section 9.3 RATING SURVEILLANCE. Lender, at its option, may retain the
Rating Agencies to provide rating surveillance services on any certificates
issued in a Securitization. Such rating surveillance will be at the expense of
Lender (the "RATING SURVEILLANCE CHARGE").

          Section 9.4 EXCULPATION. Subject to the qualifications below, Lender
shall not enforce the liability and obligation of Borrower to perform and
observe the obligations contained in the Note, this Agreement, the Mortgage or
the other Loan Documents by any action or proceeding wherein a money judgment
shall be sought against Borrower, except that Lender may bring a foreclosure
action, an action for specific performance or any other appropriate action or
proceeding to enable Lender to enforce and realize upon its interest under the
Note, this Agreement, the Mortgage and the other Loan Documents, or in the
Property, the Rents following an Event of Default, or any other collateral given
to Lender pursuant to the Loan Documents; provided, however, that, except as
specifically provided herein, any judgment in any such action or proceeding
shall be enforceable against Borrower only to the extent of Borrower's interest
in the Property, in the Rents following an Event of Default and in any other
collateral given to Lender, and Lender, by accepting the Note, this Agreement,
the Mortgage and the other Loan Documents, agrees that it shall not sue for,
seek or demand any deficiency judgment against Borrower in any such action or
proceeding under or by reason of or under or in connection with the Note, this
Agreement, the Mortgage or the other Loan Documents. The provisions of this
section shall not, however, (a) constitute a waiver, release or impairment of
any obligation evidenced or secured by any of the Loan Documents; (b) impair the
right of Lender to name Borrower as a party defendant in any action or suit for
foreclosure and sale under any of the Mortgage; (c) affect the validity or
enforceability of or any guaranty made in connection with the Loan or any of the
rights and remedies of Lender thereunder; (d) impair the right of Lender to
obtain the appointment of a receiver; (e) impair the enforcement of any of the
Assignment of Leases following an Event of Default; (f) constitute a prohibition
against Lender commencing any other appropriate action or proceeding in order
for Lender to exercise its remedies against

                                       71
<Page>

the Property; or (g) constitute a waiver of the right of Lender to enforce the
liability and obligation of Borrower, by money judgment or otherwise, to the
extent of any loss, damage, cost, expense, liability claim or other obligation
incurred by Lender (including attorneys' fees and costs reasonably incurred)
arising out of or in connection with the following:

          (i)      fraud or intentional misrepresentation by Borrower or any
     guarantor in connection with the Loan;

          (ii)     the gross negligence or willful misconduct of Borrower;

          (iii)    material physical waste of the Property;

          (iv)     the breach of any representation, warranty, covenant or
     indemnification provision in the Environmental Indemnity or in the
     Mortgage concerning environmental laws, hazardous substances and asbestos
     and any indemnification of Lender with respect thereto in either document;

          (v)      the removal or disposal of any portion of the Property after
     an Event of Default;

          (vi)     the misapplication or conversion by Borrower of (A) any
     insurance proceeds paid by reason of any loss, damage or destruction to the
     Property which are not applied by Borrower in accordance with this
     Agreement, (B) any awards or other amounts received in connection with the
     condemnation of all or a portion of the Property which are not applied by
     Borrower in accordance with this Agreement, or (C) any Rents following an
     Event of Default;

          (vii)    failure to pay charges for labor or materials or other
     charges that can create liens on any portion of the Property; or

          (viii)   any security deposits, advance deposits or any other deposits
     collected with respect to the Property which are not delivered to Lender
     upon a foreclosure of the Property or action in lieu thereof, except to the
     extent any such security deposits were applied in accordance with the terms
     and conditions of any of the Leases prior to the occurrence of the Event of
     Default that gave rise to such foreclosure or action in lieu thereof.

          Notwithstanding anything to the contrary in this Agreement, the Note
or any of the Loan Documents, (A) the Debt shall be fully recourse to the
Borrower and (B) Lender shall not be deemed to have waived any right which
Lender may have under Section 506(a), 506(b), 1111(b) or any other provisions
of the U.S. Bankruptcy Code to file a claim for the full amount of the Debt
secured by the Mortgage or to require that all collateral shall continue to
secure all of the Debt owing to Lender in accordance with the Loan Documents in
the event that the (I) first full-monthly payment under the Note is not paid
within five (5) days of notice that such payment is late (provided, however,
that such grace period relates only to the recourse trigger described in this
paragraph), or (II) failure of Borrower to permit on-site inspections of the
Property subject to the rights of Tenants and any applicable cure period set
forth in the Loan Documents, to provide financial information as required under
the Loan Documents subject to any applicable cure

                                       72
<Page>

period (except for financial information required to be delivered by a tenant
pursuant to the applicable Lease that has not been delivered to Borrower,
provided Borrower has requested such financial information from such tenant), or
(III) failure of Borrower to comply with Section 4.1.30 hereof, or (IV) failure
of Borrower to obtain Lender's prior written consent (to extent such consent is
required) to any subordinate financing or other voluntary lien encumbering the
Property, or (V) failure of Borrower to obtain Lender's prior written consent to
any assignment, transfer or conveyance of the Property, or any portion thereof,
or any interest therein as required by this Agreement. Notwithstanding the
provision set forth in clause (IV) of this paragraph, a voluntary lien OTHER
THAN a lien securing an extension of credit filed against the Property shall not
constitute a recourse trigger for purposes of this paragraph provided such lien
(A) is fully bonded to the satisfaction of Lender and discharged of record
within ninety (90) days of filing, or (B) within such ninety (90) day period,
Lender receives affirmative title insurance from the title insurance company
insuring the lien of the Mortgage that such lien is subject and subordinate to
the lien of the Mortgage and no enforcement action is commenced by the
applicable lien holder. Upon the acceptance by Lender of any cure by Borrower of
a recourse trigger described in clauses (I), (II) or (IV) above, the Debt shall
no longer be fully recourse to Borrower solely as a result of such trigger. Upon
the acceptance by Lender of any cure by Borrower of a recourse trigger described
in clauses (III) or (V) above, the Debt shall no longer be fully recourse to
Borrower solely as a result of such trigger, provided, however, Borrower shall
remain liable to the extent of any loss, damage, cost, expense, liability, claim
or other obligation incurred by Lender (including attorneys' fees and costs
reasonably incurred) arising out of or in connection with such trigger.

          Section 9.5 TERMINATION OF MANAGER. If (a) the amounts evidenced by
the Note have been accelerated pursuant to Section 8.1 (b) hereof, (b) the
Manager shall become insolvent, (c) the Manager is in default under the terms of
the Management Agreement beyond any applicable grace or cure period, (d) Manager
is not managing the Property in accordance with the management practices of
nationally recognized management companies managing similar properties in
locations comparable to those of the Property, or (e) the Debt Service Coverage
Ratio for any Property for the preceding twelve month period is less than or
equal to 1.15 to 1.0, then, in the case of (a), (b), (c), (d) or (e), Borrower
shall, at the request of Lender, terminate the Management Agreement and replace
the Manager with a manager reasonably approved by Lender on terms and conditions
reasonably satisfactory to Lender, it being understood and agreed that the
management fee for such replacement manager shall not exceed then prevailing
market rates. In addition and without limiting the rights of Lender hereunder or
under any of the other Loan Documents, in the event that (i) the Management
Agreement is terminated, (ii) the Manager no longer manages the Property, or
(iii) a receiver, liquidator or trustee shall be appointed for Manager or if
Manager shall be adjudicated a bankrupt or insolvent, or if any petition for
bankruptcy, reorganization or arrangement pursuant to federal bankruptcy law, or
any similar federal or state law, shall be filed by or against, consented to, or
acquiesced in by, Manager, or if any proceeding for the dissolution or
liquidation of Manager shall be instituted, then Borrower (at Borrower's sole
cost and expense) shall immediately, in its name, establish new deposit accounts
separate from any other Person with a depository satisfactory to Lender into
which all Rents and other income from the Property shall be deposited and shall
grant Lender a first priority security interest in such account pursuant to
documentation satisfactory in form and substance to Lender.

                                       73
<Page>

          Section 9.6 SERVICER. At the option of Lender, the Loan may be
serviced by a servicer/trustee (the "SERVICER") selected by Lender and Lender
may delegate all or any portion of its responsibilities under this Agreement and
the other Loan Documents to the Servicer pursuant to a servicing agreement (the
"SERVICING AGREEMENT") between Lender and Servicer. Lender shall be responsible
for any set-up fees or any other costs relating to or arising under the
Servicing Agreement.

          Section 9.7 SPLITTING THE LOAN. At the election of Lender in its sole
discretion, the Loan or any individual Note making up the Loan shall be split
and severed into two or more loans which, at Lender's election, shall not be
cross-collaleralized or cross-defaulted with each other. Borrower hereby agrees
to deliver to Lender to effectuate such severing of the Loan or any individual
Note, as the case may be, as reasonably requested by Lender, (a) additional
executed documents, or amendments and modifications to the applicable Loan
Documents, (b) new opinions or updates to the opinions delivered to Lender in
connection with the closing of the Loan, (c) endorsements and/or updates to the
title insurance policies delivered to Lender in connection with the closing of
the Loan, and (d) any other certificates, instruments and documentation
reasonably determined by Lender as necessary or appropriate to such severance
(the items described in subsections (a) through (d) collectively hereinafter
shall be referred to as "SEVERING DOCUMENTATION"), which Severing Documentation
shall be acceptable to Lender in form and substance in its reasonable
discretion. Lender hereby agrees to be responsible for all reasonable
third-party expenses incurred in connection with the preparation and delivery of
the Severing Documentation and the effectuation of the uncrossing of the Loan
from the additional Loans. Borrower hereby acknowledges and agrees that upon
such severing of the Loan, Lender may effect, in its sole discretion, one or
more Securitizations of which the severed loans may be a part.

                                    ARTICLE X
                                  MISCELLANEOUS

          Section 10.1 SURVIVAL. This Agreement and all covenants, agreements,
representations and warranties made herein and in the certificates delivered
pursuant hereto shall survive the making by Lender of the Loan and the execution
and delivery to Lender of the Note, and shall continue in full force and effect
so long as all or any of the Debt is outstanding and unpaid unless a longer
period is expressly set forth herein or in the other Loan Documents. Whenever in
this Agreement any of the parties hereto is referred to, such reference shall be
deemed to include the legal representatives, successors and assigns of such
party. All covenants, promises and agreements in this Agreement, by or on behalf
of Borrower, shall inure to the benefit of the legal representatives, successors
and assigns of Lender.

          Section 10.2 LENDER'S DISCRETION. Whenever pursuant to this Agreement,
Lender exercises any right given to it to approve or disapprove, or any
arrangement or term is to be satisfactory to Lender, the decision of Lender to
approve or disapprove or to decide whether arrangements or terms are
satisfactory or not satisfactory shall (except as is otherwise specifically
herein provided) be in the sole discretion of Lender and shall be final and
conclusive.

          Section 10.3 GOVERNING LAW. THIS AGREEMENT SHALL BE DEEMED TO BE A
CONTRACT ENTERED INTO PURSUANT TO THE LAWS OF THE STATE

                                       74
<Page>

IN WHICH THE PROPERTY IS LOCATED AND SHALL IN ALL RESPECTS BE GOVERNED,
CONSTRUED, APPLIED AND ENFORCED IN ACCORDANCE WITH THE LAWS OF THE STATE IN
WHICH THE PROPERTY IS LOCATED AND APPLICABLE FEDERAL LAWS.

          Section 10.4 MODIFICATION, WAIVER IN WRITING. No modification,
amendment, extension, discharge, termination or waiver of any provision of this
Agreement, or of the Note, or of any other Loan Document, nor consent to any
departure by Borrower therefrom, shall in any event be effective unless the same
shall be in a writing signed by the party against whom enforcement is sought,
and then such waiver or consent shall be effective only in the specific
instance, and for the purpose, for which given. Except as otherwise expressly
provided herein, no notice to, or demand on Borrower, shall entitle Borrower to
any other or future notice or demand in the same, similar or other
circumstances.

          Section 10.5 DELAY NOT A WAIVER. Neither any failure nor any delay on
the part of Lender in insisting upon strict performance of any term, condition,
covenant or agreement, or exercising any right, power, remedy or privilege
hereunder, or under the Note or under any other Loan Document, or any other
instrument given as security therefor, shall operate as or constitute a waiver
thereof, nor shall a single or partial exercise thereof preclude any other
future exercise, or the exercise of any other right, power, remedy or privilege.
In particular, and not by way of limitation, by accepting payment after the due
date of any amount payable under this Agreement, the Note or any other Loan
Document, Lender shall not be deemed to have waived any right either to require
prompt payment when due of all other amounts due under this Agreement, the Note
or the other Loan Documents, or to declare a default for failure to effect
prompt payment of any such other amount.

          Section 10.6 NOTICES. All notices, consents, approvals and requests
required or permitted hereunder or under any other Loan Document shall be given
in writing and shall be effective for all purposes if hand delivered or sent by
(a) certified or registered United States mail, postage prepaid, return receipt
requested or (b) expedited prepaid delivery service, either commercial or United
States Postal Service, with proof of attempted delivery, and by telecopier (with
answer back acknowledged), addressed as follows (or at such other address and
Person as shall be designated from time to time by any party hereto, as the case
may be, in a written notice to the other parties hereto in the manner provided
for in this Section):

          If to Lender:

                   Bear Stearns Commercial Mortgage, Inc.
                   383 Madison Avenue
                   New York, New York 10179
                   Attention: J. Christopher Hoeffel

          with a copy to:

                   Katten Muchin Zavis Rosenman
                   401 South Tryon Street
                   Suite 2600

                                       75
<Page>

                   Charlotte, North Carolina 28202-1935
                   Attention: Daniel S. Huffenus, Esq.

          If to Borrower:

                   Inland Western Schaumburg American Lane, L.L.C.
                   2901 Butterfield Road
                   Oak Brook, IL 60523
                   Attention: Steven Grimes

          with a copy to:

                   Inland Western Retail Real Estate Trust, Inc.
                   2901 Butterfield Road
                   Oak Brook, IL 60523
                   Attention: Robert H. Baum, Esq.

          and with a copy to:

                   Inland Western Retail Real Estate Trust, Inc.
                   2901 Butterfield Road
                   Oak Brook, IL 60523
                   Attention: Roberta Matlin

          A notice shall be deemed to have been given: in the case of hand
delivery, at the time of delivery; in the case of registered or certified mail,
when delivered or the first attempted delivery on a Business Day; or in the case
of expedited prepaid delivery and telecopy, upon the first attempted delivery on
a Business Day.

          Section 10.7 TRIAL BY JURY. BORROWER AND LENDER HEREBY AGREE NOT TO
ELECT A TRIAL BY JURY OF ANY ISSUE TRIABLE OF RIGHT BY JURY, AND WAIVES ANY
RIGHT TO TRIAL BY JURY FULLY TO THE EXTENT THAT ANY SUCH RIGHT SHALL NOW OR
HEREAFTER EXIST WITH REGARD TO THE LOAN DOCUMENTS, OR ANY CLAIM, COUNTERCLAIM OR
OTHER ACTION ARISING IN CONNECTION THEREWITH. THIS WAIVER OF RIGHT TO TRIAL BY
JURY IS GIVEN KNOWINGLY AND VOLUNTARILY BY BORROWER AND LENDER, AND IS INTENDED
TO ENCOMPASS INDIVIDUALLY EACH INSTANCE AND EACH ISSUE AS TO WHICH THE RIGHT TO
A TRIAL BY JURY WOULD OTHERWISE ACCRUE. LENDER IS HEREBY AUTHORIZED TO FILE A
COPY OF THIS PARAGRAPH IN ANY PROCEEDING AS CONCLUSIVE EVIDENCE OF THIS WAIVER
BY BORROWER AND LENDER.

          Section 10.8 HEADINGS. The Article and/or Section headings and the
Table of Contents in this Agreement are included herein for convenience of
reference only and shall not constitute a part of this Agreement for any other
purpose.

                                       76
<Page>

          Section 10.9 SEVERABILITY. Wherever possible, each provision of this
Agreement shall be interpreted in such manner as to be effective and valid under
applicable law, but if any provision of this Agreement shall be prohibited by or
invalid under applicable law, such provision shall be ineffective to the extent
of such prohibition or invalidity, without invalidating the remainder of such
provision or the remaining provisions of this Agreement.

          Section 10.10 PREFERENCES.

          Lender shall have the continuing and exclusive right to apply or
reverse and reapply any and all payments by Borrower to any portion of the
obligations of Borrower hereunder. To the extent Borrower makes a payment or
payments to Lender, which payment or proceeds or any part thereof are
subsequently invalidated, declared to be fraudulent or preferential, set aside
or required to be repaid to a trustee, receiver or any other party under any
bankruptcy law, state or federal law, common law or equitable cause, then, to
the extent of such payment or proceeds received, the obligations hereunder or
part thereof intended to be satisfied shall be revived and continue in full
force and effect, as if such payment or proceeds had not been received by
Lender.

          Section 10.11 WAIVER OF NOTICE. Borrower shall not be entitled to any
notices of any nature whatsoever from Lender except with respect to matters for
which this Agreement or the other Loan Documents specifically and expressly
provide for the giving of notice by Lender to Borrower and except with respect
to matters for which Borrower is not, pursuant to applicable Legal Requirements,
permitted to waive the giving of notice. Borrower hereby expressly waives the
right to receive any notice from Lender with respect to any matter for which
this Agreement or the other Loan Documents do not specifically and expressly
provide for the giving of notice by Lender to Borrower.

          Section 10.12 REMEDIES OF BORROWER. In the event that a claim or
adjudication is made that Lender or its agents have acted unreasonably or
unreasonably delayed acting in any case where by law or under this Agreement or
the other Loan Documents, Lender or such agent, as the case may be, has an
obligation to act reasonably or promptly, Borrower agrees that neither Lender
nor its agents shall be liable for any monetary damages, and Borrower's sole
remedies shall be limited to commencing an action seeking injunctive relief or
declaratory judgment. The parties hereto agree that any action or proceeding to
determine whether Lender has acted reasonably shall be determined by an action
seeking declaratory judgment.

          Section 10.13 EXPENSES; INDEMNITY.

          (a) Borrower covenants and agrees to pay or, if Borrower fails to pay,
to reimburse, Lender upon receipt of written notice from Lender for all
reasonable costs and expenses (including reasonable attorneys' fees and
disbursements) incurred by Lender in connection with (i) the preparation,
negotiation, execution and delivery of this Agreement and the other Loan
Documents and the consummation of the transactions contemplated hereby and
thereby and all the costs of furnishing all opinions by counsel for Borrower
(including without limitation any opinions requested by Lender as to any legal
matters arising under this Agreement or the other Loan Documents with respect to
the Property); (ii) Borrower's ongoing performance of and compliance with
Borrower's respective agreements and covenants contained in this

                                       77
<Page>

Agreement and the other Loan Documents on its part to be performed or complied
with after the Closing Date, including, without limitation, confirming
compliance with environmental and insurance requirements; (iii) Lender's ongoing
performance and compliance with all agreements and conditions contained in this
Agreement and the other Loan Documents on its part to be performed or complied
with after the Closing Date; (iv) except as otherwise provided in this
Agreement, the negotiation, preparation, execution, delivery and administration
of any consents, amendments, waivers or other modifications to this Agreement
and the other Loan Documents and any other documents or matters reasonably
requested by Lender; (v) securing Borrower's compliance with any requests made
pursuant to the provisions of this Agreement; (vi) the filing and recording fees
and expenses, title insurance and reasonable fees and expenses of counsel for
providing to Lender all required legal opinions, and other similar expenses
incurred in creating and perfecting the Liens in favor of Lender pursuant to
this Agreement and the other Loan Documents; (vii) enforcing or preserving any
rights, in response to third party claims or the prosecuting or defending of any
action or proceeding or other litigation, in each case against, under or
affecting Borrower, this Agreement, the other Loan Documents, the Property, or
any other security given for the Loan; and (viii) enforcing any obligations of
or collecting any payments due from Borrower under this Agreement, the other
Loan Documents or with respect to the Property or in connection with any
refinancing or restructuring of the credit arrangements provided under this
Agreement in the nature of a "work-out" or of any insolvency or bankruptcy
proceedings; provided, however, that Borrower shall not be liable for the
payment of any such costs and expenses to the extent the same arise by reason of
the gross negligence, illegal acts, fraud or willful misconduct of Lender.

          (b) Borrower shall indemnify, defend and hold harmless Lender from and
against any and all other liabilities, obligations, losses, damages, penalties,
actions, judgments, suits, claims, costs, expenses and disbursements of any kind
or nature whatsoever (including, without limitation, the reasonable fees and
disbursements of counsel for Lender in connection with any investigative,
administrative or judicial proceeding commenced or threatened, whether or not
Lender shall be designated a party thereto), that may be imposed on, incurred
by, or asserted against Lender in any manner relating to or arising out of (i)
any breach by Borrower of its obligations under, or any material
misrepresentation by Borrower contained in, this Agreement or the other Loan
Documents, or (ii) the use or intended use of the proceeds of the Loan
(collectively, the "INDEMNIFIED LIABILITIES"): PROVIDED, HOWEVER, that Borrower
shall not have any obligation to Lender hereunder to the extent that such
Indemnified Liabilities arise from the gross negligence, illegal acts, fraud or
willful misconduct of Lender. To the extent that the undertaking to indemnify,
defend and hold harmless set forth in the preceding sentence may be
unenforceable because it violates any law or public policy, Borrower shall pay
the maximum portion that it is permitted to pay and satisfy under applicable law
to the payment and satisfaction of all Indemnified Liabilities incurred by
Lender.

          Section 10.14 SCHEDULES INCORPORATED. The Schedules annexed hereto are
hereby incorporated herein as a part of this Agreement with the same effect as
if set forth in the body hereof.

          Section 10.15 OFFSETS, COUNTERCLAIMS AND DEFENSES. Any assignee of
Lender's interest in and to this Agreement, the Note and the other Loan
Documents shall take the same free and clear of all offsets, counterclaims or
defenses which are unrelated to such documents

                                       78
<Page>

which Borrower may otherwise have against any assignor of such documents, and no
such unrelated counterclaim or defense shall be interposed or asserted by
Borrower in any action or proceeding brought by any such assignee upon such
documents and any such right to interpose or assert any such unrelated offset,
counterclaim or defense in any such action or proceeding is hereby expressly
waived by Borrower.

          Section 10.16 NO JOINT VENTURE OR PARTNERSHIP; NO THIRD PARTY
BENEFICIARIES.

          (a) Borrower and Lender intend that the relationships created
hereunder and under the other Loan Documents be solely that of borrower and
lender. Nothing herein or therein is intended to create a joint venture,
partnership, tenancy-in-common, or joint tenancy relationship between Borrower
and Lender nor to grant Lender any interest in the Property other than that of
mortgagee, beneficiary or lender.

          (b) This Agreement and the other Loan Documents are solely for the
benefit of Lender and Borrower and nothing contained in this Agreement or the
other Loan Documents shall be deemed to confer upon anyone other than Lender and
Borrower any right to insist upon or to enforce the performance or observance of
any of the obligations contained herein or therein. All conditions to the
obligations of Lender to make the Loan hereunder are imposed solely and
exclusively for the benefit of Lender and no other Person shall have standing to
require satisfaction of such conditions in accordance with their terms or be
entitled to assume that Lender will refuse to make the Loan in the absence of
strict compliance with any or all thereof and no other Person shall under any
circumstances be deemed to be a beneficiary of such conditions, any or all of
which may be freely waived in whole or in part by Lender if, in Lender's sole
discretion, Lender deems it advisable or desirable to do so.

          Section 10.17 PUBLICITY. All news releases, publicity or advertising
by Borrower or their Affiliates through any media intended to reach the general
public which refers to the Loan Documents or the financing evidenced by the Loan
Documents, to Lender, Bear Stearns, or any of their Affiliates shall be subject
to the prior written approval of Lender. All news releases, publicity or
advertising by Lender through any media intended to reach the general public
which refers solely to the Borrower or to the Loan made by the Lender to the
Borrower shall be subject to the prior written approval of Borrower, provided
however, the foregoing shall not apply to Provided Information included in
disclosure documents in connection with a Securitization.

          Section 10.18 WAIVER OF MARSHALLING OF ASSETS. To the fullest extent
permitted by law, Borrower, for itself and its successors and assigns, waives
all rights to a marshalling of the assets of Borrower, Borrower's partners and
others with interests in Borrower, and of the Property, or to a sale in inverse
order of alienation in the event of foreclosure of the Mortgage or sale of the
Property by power of sale, and agrees not to assert any right under any laws
pertaining to the marshalling of assets, the sale in inverse order of
alienation, homestead exemption, the administration of estates of decedents, or
any other matters whatsoever to defeat, reduce or affect the right of Lender
under the Loan Documents to a sale of the Property for the collection of the
Debt without any prior or different resort for collection or of the right of
Lender to the payment of the Debt out of the net proceeds of the Property in
preference to every other claimant whatsoever.

                                       79
<Page>

          Section 10.19 WAIVER OF COUNTERCLAIM. Borrower hereby waives the right
to assert a counterclaim, other than a compulsory counterclaim, in any action or
proceeding brought against it by Lender or its agents.

          Section 10.20 CONFLICT; CONSTRUCTION OF DOCUMENTS; RELIANCE. In the
event of any conflict between the provisions of this Loan Agreement and any of
the other Loan Documents, the provisions of this Loan Agreement shall control.
The parties hereto acknowledge that they were represented by competent counsel
in connection with the negotiation, drafting and execution of the Loan Documents
and that such Loan Documents shall not be subject to the principle of construing
their meaning against the party which drafted same. Borrower acknowledges that,
with respect to the Loan, Borrower shall rely solely on its own judgment and
advisors in entering into the Loan without relying in any manner on any
statements, representations or recommendations of Lender or any parent,
subsidiary or Affiliate of Lender. Lender shall not be subject to any limitation
whatsoever in the exercise of any rights or remedies available to it under any
of the Loan Documents or any other agreements or instruments which govern the
Loan by virtue of the ownership by it or any parent, subsidiary or Affiliate of
Lender of any equity interest any of them may acquire in Borrower, and Borrower
hereby irrevocably waives the right to raise any defense or take any action on
the basis of the foregoing with respect to Lender's exercise of any such rights
or remedies. Borrower acknowledges that Lender engages in the business of real
estate financings and other real estate transactions and investments which may
be viewed as adverse to or competitive with the business of Borrower or its
Affiliates.

          Section 10.21 BROKERS AND FINANCIAL ADVISORS. Borrower hereby
represents that it has dealt with no financial advisors, brokers, underwriters,
placement agents, agents or finders in connection with the transactions
contemplated by this Agreement other than Inland Mortgage Corp. Borrower hereby
agrees to indemnify, defend and hold Lender harmless from and against any and
all claims, liabilities, costs and expenses of any kind (including Lender's
reasonable attorneys' fees and expenses) in any way relating to or arising from
a claim by any Person that such Person acted on behalf of Borrower or Lender in
connection with the transactions contemplated herein. The provisions of this
Section 10.21 shall survive the expiration and termination of this Agreement and
the payment of the Debt.

          Section 10.22 PRIOR AGREEMENTS. This Agreement and the other Loan
Documents contain the entire agreement of the parties hereto and thereto in
respect of the transactions contemplated hereby and thereby, and all prior
agreements or understandings among or between such parties, whether oral or
written, are superseded by the terms of this Agreement and the other Loan
Documents and unless specifically set forth in a writing contemporaneous
herewith the terms, conditions and provisions of such prior agreement do not
survive execution of this Agreement.

          Section 10.23 TRANSFER OF LOAN. In the event that Lender transfers the
Loan, Borrower shall continue to make payments at the place set forth in the
Note until such time that Borrower is notified in writing by Lender that
payments are to be made at another place.

          Section 10.24 JOINT AND SEVERAL LIABILITY. If Borrower consists of
more than one person or party, the obligations and liabilities of each person or
party shall be joint and several.

                                       80
<Page>

          (THE BALANCE OF THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK)

                                       81
<Page>

          IN WITNESS WHEREOF, the parties hereto have caused this Agreement to
be duly executed by their duly authorized representatives, all as of the day and
year first above written.

                               BORROWER:

                               INLAND WESTERN SCHAUMBURG
                               AMERICAN LANE, L.L.C., a Delaware limited
                               liability company


                               By:  Inland Western Retail Real Estate Trust,
                                    Inc., a Maryland corporation, its sole
                                    member


                                    By:    /s/ Debra A. Palmer
                                           ----------------------------
                                           Name:  Debra A. Palmer
                                           Title: Assistant Secretary

                               LENDER:

                               BEAR STEARNS COMMERCIAL
                               MORTGAGE, INC., a New York corporation


                               By:
                                    -----------------------------------
                                    Name:
                                    Managing Director

<Page>

                                   SCHEDULE I

                             TENANT DIRECTION LETTER

                 Inland Western Schaumburg American Lane, L.L.C.

                                                             ________  __, 200_

Zurich American Insurance Company

__________________________
__________________________

          Re:  Lease, dated Inland Western Schaumburg American Lane, L.L.C., as
               landlord, and Zurich American Insurance Company as tenant as the
               same has been amended, concerning premises at ___________________

Ladies and Gentlemen:

          The undersigned hereby requests that, commencing with the first Rent
payment date occurring after the date hereof, you deliver all Rent to the
following address:

               ______________________
               ______________________
               ______________________
               Account Name: ___________________________
               Account No.   _____________________
               Attention:    _____________________
               ABA#          _____________________


                           INLAND WESTERN SCHAUMBURG AMERICAN
                           LANE, L.L.C., a Delaware limited liability company

                           By:  Inland Western Retail Real Estate Trust, Inc., a
                                Maryland corporation, its general partner


                                By:
                                     ---------------------------------------
                                     Name:
                                     Title:

<Page>

                                   SCHEDULE II

                             Intentionally Omitted.

                                    SCH. X-2
<Page>

                                  SCHEDULE III

                                REQUIRED REPAIRS

                                      None.

                                    SCH. X-3
<Page>

                                   SCHEDULE IV

                             Intentionally Omitted.

                                    SCH. X-4
<Page>

                                   SCHEDULE V

                             Intentionally omitted.

                                    SCH. X-5
<Page>

                                   SCHEDULE VI

                             Intentionally omitted.

                                    SCH. X-6
<Page>

                                  SCHEDULE VII

                             Intentionally omitted.

                                    SCH. X-7
<Page>

                                  SCHEDULE VIII

                             Intentionally Omitted.

                                    SCH. X-8
<Page>

                                   SCHEDULE IX

                             Intentionally Omitted.

                                    SCH. X-9
<Page>

                                   SCHEDULE X

                         OTHER CONTRACT FUNDS AGREEMENTS

                                      None.

                                       10