UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549










FORM 10-K/A

(Amendment No. 1)










| | x | ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
| | - | ------------------------------------------------------------------------------------



For the fiscal year
ended December 31, 2012

or



| |  ̈ | TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
| | - | ----------------------------------------------------------------------------------------



For the Transition
Period from              to             .



Commission file number 000-54376










TNP STRATEGIC RETAIL TRUST, INC.

(Exact name of registrant as specified
in its charter)














|                                                              |                                    
|------------------------------------------------------------- | -----------------------------------
|Maryland                                                      | 90-0413866                         
|(State or other jurisdiction ofincorporation or organization) | (I.R.S. EmployerIdentification No.)



|                                                                   |           
|------------------------------------------------------------------ | ----------
|4695 MacArthur Court, Suite 1100
        Newport Beach, California | 92660     
|(Address of principal executive offices)                           | (Zip Code)



(949) 798-6201

(Registrant’s telephone number,
including area code)












Securities registered pursuant to Section 12(b)
of the Securities Exchange Act of 1934:



None



Securities registered pursuant to Section 12(g)
of the Securities Exchange Act of 1934:



Common Stock, $0.01 par value per
share












Indicate by check mark if the registrant
is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.    Yes   ̈    No  x



Indicate by check mark if the registrant
is not required to file reports pursuant to Section 13 or 15(d) of the Act.    Yes   ̈    No  x



Indicate by check mark whether the registrant:
(1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the
preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been
subject to such filing requirements for the past 90 days.    Yes  x    No   ̈



Indicate by check mark whether the registrant
has submitted electronically and posted on its corporate website, if any, every Interactive Data File required to be submitted
and posted pursuant to Rule 405 of Regulation S-T during the preceding 12 months (or for such shorter period that the registrant
was required to submit and post such files).    Yes   ̈    No  x



Indicate by check mark if disclosure of
delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best
of the registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of
this Form 10-K or any amendment to this Form 10-K.   ̈



Indicate by check mark whether the registrant
is a large accelerated filer, an accelerated filer, a non-accelerated filer or a smaller reporting company. See definitions of
“large accelerated filer,” “accelerated filer,” and “smaller reporting company” in Rule 12b-2
of the Exchange Act (check one):





| | Large accelerated filer   ̈                    |  | Accelerated filer   ̈        
| | --------------------------------------------- |  | ----------------------------
| | Non-accelerated filer   ̈                      |  | Smaller reporting company  x
| | (Do not check if a smaller reporting company) |  |                             





Indicate by check mark whether the registrant
is a shell company (as defined in Rule 12b-2 of the Exchange Act).    Yes   ̈    No  x



There is no established trading market
for the registrant’s common stock and therefore the aggregate market value of the registrant’s common stock held by
non-affiliates cannot be determined. There were approximately 10,430,623 shares of common stock held by non-affiliates at June
29, 2012, the last business day of the registrant’s most recently completed second fiscal quarter.



As of March 22, 2013, there were 10,969,714
outstanding shares of common stock of TNP Strategic Retail Trust, Inc.















TNP STRATEGIC RETAIL
TRUST, INC.

TABLE OF CONTENTS





|         | Explanatory Note                                                                               | 1 
|-------- | ---------------------------------------------------------------------------------------------- | --
|         | PART III                                                                                       |   
|Item 10. | Directors, Executive Officers and Corporate Governance                                         | 2 
|Item 11. | Executive Compensation                                                                         | 5 
|Item 12. | Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters | 7 
|Item 13. | Certain Relationships and Related Transactions and Director Independence                       | 8 
|Item 14. | Principal Accountant
Fees and Services                                                         | 16
|         |                                                                                                |   
|         | PART IV                                                                                        |   
|Item 15. | Exhibits and Financial Statement Schedules                                                     | 17

















EXPLANATORY NOTE
REGARDING THIS FORM 10-K/A



On April 1, 2013,
TNP Strategic Retail Trust, Inc. (the “Company”) filed with the Securities and Exchange Commission (the “SEC”)
the Company’s Annual Report on Form 10-K for the year ended December 31, 2012 (the “Original Form 10-K”). In
accordance with Instruction G(3) to Form 10-K, the Original Form 10-K incorporated by reference, from the Company’s definitive
proxy statement to be filed with the SEC with respect to the Company’s 2013 annual meeting of stockholders, the information
required by Part III of Form 10-K. This Amendment No. 1 on Form 10-K/A (“Amendment No. 1”) is being filed solely to
amend the Original Form 10-K to set forth the information required by Part III (Items 10, 11, 12, 13 and 14) of Form 10-K, as required
by Instruction G(3) to Form 10-K, due to the fact that the Company’s definitive proxy statement for the Company’s 2013
annual meeting of stockholders will not be filed within 120 days after the end of the fiscal year ended December 31, 2012.



The information included
in this Amendment No. 1 has not been updated to reflect other events occurring after the filing of the Original Form 10-K or to
modify or update those disclosures in the Original Form 10-K affected by subsequent events. Accordingly, this Form 10-K/A should
be read in conjunction with the Original Form 10-K. In addition, pursuant to the rules of the SEC, this Amendment No. 1 contains
currently-dated certifications from the Company’s Co-Chief Executive Officers and Chief Financial Officer, as required by
Section 302 of the Sarbanes-Oxley Act of 2002.



1









PART III



ITEM 10.	Directors,
Executive Officers and Corporate Governance



Directors



Our current directors
and executive officers and their respective ages and positions are listed below:



|Name                | Age | Position                                                       
|------------------- | --- | ---------------------------------------------------------------
|Anthony W. Thompson | 66  | Chairman of the Board, President and Co-Chief Executive Officer
|K. Timothy O’Brien  | 66  | Co-Chief Executive Officer                                     
|Dee R. Balch        | 49  | Chief Financial Officer, Treasurer , Secretary and Director    
|John B. Maier II    | 51  | Independent Director                                           
|Phillip I. Levin    | 73  | Independent Director                                           
|Jeffrey S. Rogers   | 44  | Independent Director                                           



Anthony W.
Thompsonhas served as the chairman of our board of directors since September 2008, as our Co-Chief Executive Officer since
November 2012 and as our President since February 2012. Mr. Thompson served as our Chief Executive Officer from September 2008
to November 2012. Mr. Thompson also serves as Chief Executive Officer of Thompson National Properties, LLC (our “sponsor”
or “TNP LLC”), TNP Strategic Retail Advisor, LLC, our “advisor,” and TNP Securities, LLC (“TNP Securities”)
the dealer manager for our initial public offering. Prior to founding TNP LLC in 2008, Mr. Thompson founded Triple Net Properties,
LLC (“Triple Net”), in 1998 and served as its Chairman and Chief Executive Officer until 2006, when he was named Chairman
of the Board for NNN Realty Advisors, Inc.(“Realty Advisors”) the holding company for Triple Net. In December 2007,
Realty Advisors merged with Grubb & Ellis Company and Mr. Thompson was named Chairman of the combined company, a
position from which he resigned effective February 8, 2008. During his tenure, Mr. Thompson oversaw operations of two
non-listed REITS sponsored by these companies, NNN Healthcare/Office REIT, Inc. (now Healthcare Trust of America, Inc.) and NNN
Apartment REIT, Inc. (now Grubb & Ellis Apartment REIT, Inc.) which at the time of his departure had acquired in excess
of $600 million in commercial real estate properties. Mr. Thompson’s responsibilities included participating in
(1) the oversight of day-to-day operations of the non-listed REITs, (2) the selection of real property and real estate
related securities acquisitions and dispositions, (3) the structuring and negotiating of the terms of asset acquisitions and
dispositions, (4) the selection of joint venture partners and monitoring these relationships, and (5) the oversight of
the property managers, including the review and analysis of the operating budgets and leasing plans. Mr. Thompson is a member
of the Sterling College Board of Trustees and various other community and charitable organizations. Mr. Thompson holds a Bachelor
of Science degree in Economics from Sterling College in Sterling, Kansas. Mr. Thompson is a Financial Industry Regulatory
Authority, Inc. (“FINRA”) Series 1 and 24 registered representative of TNP Securities.



Our board of directors,
excluding Mr. Thompson, has determined that Mr. Thompson is qualified to serve as one of our directors due to his extensive
experience overseeing similar non-listed REITs, including the selection, negotiation, and management of investments in real estate
and real estate related properties, as well as his status as a FINRA Series 1 and 24 registered representative.



K. Timothy
O’Brien has served as our Co-Chief Executive Officer since November 2012. Mr. O’Brien has served as the Executive
Vice President, Real Estate of TNP LLC, our sponsor, since June 2011. His roles at TNP LLC have included positioning and managing
the sale of investment parcels in the Company’s portfolio, acquiring and selling single tenant properties under its Delaware
Statutory Trust program and related corporate real estate functions. Mr. O’Brien was a founding shareholder of TNP LLC and
has served on its Advisory Committee since 2008. Mr. O’Brien was a founding shareholder of Triple Net Properties, Inc. (“NNN”)
in 1998 and served on its Advisory Committee. Mr. O’Brien served on the board of directors of one of the NNN real estate
investment trust programs, A REIT, until NNN elected not to consummate its registration. Prior to NNN, Mr. O’Brien was the
Co-founder and Executive Vice President of Econo Lube N’ Tune, Inc., from 1977 to 2006, a national specialty automotive service
franchise company with over three hundred franchised and company centers. He ran the real estate development, finance and franchising
arm of Econo Lube N’ Tune, Inc., financed its new store development through a number of credit facilities including two public
real estate investment trusts. Prior to Econo Lube N’ Tune, Inc., Mr. O’Brien held several real estate development
industry positions, notably Director of Operations at the 95,000 acre Rancho California master-planned community in Riverside,
California from 1970 to 1972. Mr. O’Brien has been a member of the Board of Trustees of Sterling College since 2000 and currently
serves as its co-chair. Mr. O’Brien holds a Masters of Business Administration from the University of California, Los Angeles
and Bachelor of Arts in Economics from the University of California, Santa Barbara.





2









Dee R. Balch has served as our Chief
Financial Officer, Treasurer and Secretary since August 2012 and as a member of our board of directors since July 2012. Ms. Balch
is a Certified Public Accountant with more than 20 years of accounting, reporting and real estate experience. Prior to joining
TNP LLC in April 2012, Ms. Balch served from January 2010 to February 2012 as Senior Vice President,
Finance and Accounting for Buchanan Street Partners, a real estate investment management company. Ms. Balch’s career also
includes 14 years with Ernst and Young LLP, a major international public accounting firm, from 1996 to 2010 with her last position
there as Executive Director overseeing the assurance practice. Ms. Balch’s past experience also includes serving as the internal
auditor for Florida Power & Light Company, a large publicly-traded Florida utility company, as a senior auditor for KPMG Peat
Marwick, and as a financial analyst for Citicorp Savings based in Miami, Florida. Ms. Balch earned a Bachelor of Science in Systems
Analysis and a Master of Business of Administration from the University of Miami. Additionally, Ms. Balch holds a Bachelor of Science
in Accounting from Florida Atlantic University. Ms. Balch is a Certified Public Accountant with an active license in California
and Florida, and is a member of the American Institute of Certified Public Accountants and the California Society of CPAs.



Our
board of directors, excluding Ms. Balch, has determined that Ms. Balch is qualified to serve as one of our directors
due to her experience serving as a Chief Financial Officer and her over20 years of real estate, accounting and SEC reporting
experience.



John B.
Maier II, has served as one of our independent directors since October 2012. Mr. Maier is Head of Investment Banking at
Headwaters|MB LLC. He joined Headwaters when Headwaters acquired Legacy Ptrs. & Co, LLC, an investment bank focused on
the middle market. Prior to re-forming Legacy in 2010, Mr. Maier was Co-Head of Mergers and Acquisitions and Financial
Sponsors at FBR Capital Markets, where he was part of the successful 144A offering of Triple Net. He joined FBR in 2007 when
FBR acquired Legacy Partners Group, LLC founded by Mr. Maier in 2003. Prior to launching Legacy, Mr. Maier was Global Co-Head
of Middle Market M&A at Credit Suisse First Boston. He joined Credit Suisse when it acquired Donaldson, Lufkin &
Jenrette (“DLJ”) where Mr. Maier was a partner. At DLJ he helped build and then led the firm’s Exclusive
Sales Group, which became one of the most successful middle market sell-side advisory practices on Wall Street. Prior to
joining DLJ, Mr. Maier was with Wasserstein Perella & Co. in their Los Angeles office, where he launched that
firm’s Global Logistics and Outsourcing Practice. He subsequently helped start Wasserstein’s San Francisco
banking effort and its West Coast Technology Practice. Mr. Maier graduated from Wake Forest University. He received his MBA
with the distinction University Fellow from Georgetown University.



Our board of directors, excluding Mr. Maier,
has determined that Mr. Maier is qualified to serve as one of our directors due to his experience as an officer of various
investment banking firms.



Phillip
I. Levinhas served as one of our independent directors since April 2011. Mr. Levin has served since 1991 as President of Levin
Development Company, a real estate development and consulting firm. Prior to founding Levin Development Company in 1991, Mr. Levin
served for approximately 16 years with Coopers & Lybrand, L.L.P. (now PricewaterhouseCoopers), where he became the Managing
Partner of the firm’s consulting practice in Michigan. From 1970 to 1974, Mr. Levin served as Manager of the Consulting Services
Division of Arthur Young & Company (now Ernst & Young) in Toledo, Ohio.Prior to joining Arthur Young &
Company, Mr. Levin served as a Financial Analyst for Ford Motor Company for approximately 8 years.
Mr. Levin holds a Master of Business Administration in Finance and a Bachelor of Science degree in Accounting from the University
of Pittsburgh.



Our board of directors, excluding Mr. Levin,
has determined that Mr. Levin is qualified to serve as one of our directors due to his experience as an officer of a real
estate development and consulting firm and his professional experience as a certified public accountant. In addition, our board
of directors believes that Mr. Levin is qualified to serve as the financial expert and chairperson of the Audit Committee
due to his extensive experience as a certified public accountant.



Jeffrey S.
Rogershas served as one of our independent directors since March 2009. Mr. Rogers is currently the head of Zazma, Inc., an
online payment services company. Prior to joining Zazma, Mr. Rogers served as President, and Chief Operating Officer from
February 2005 until September 2012 and as Chief Operating Officer between February 2004 and February 2005 of Integra Realty Resources,
Inc., a commercial real estate valuation and counseling firm, where he oversaw corporate operations, technology and software initiatives,
and all aspects of financial reporting and audit procedures. Prior to joining Integra Realty Resources, Inc. in February 2004,
Mr. Rogers worked from November 2002 to February 2004 as a consultant for Regeneration, LLC, a management consulting firm.
Between September 1999 and November 2002, Mr. Rogers held various positions at ReturnBuy, Inc., a technology and software
solutions company, including President of ReturnBuy Ventures, a division of ReturnBuy, Inc., between August 2001 and November 2002,
Chief Financial Officer between September 1999 and August 2001 and member of the Board of Directors between September 1999 and
August 2001. In January 2003, ReturnBuy, Inc. filed for Chapter 11 bankruptcy as part of a restructuring transaction in which
it was acquired by Jabil Circuit, Inc. Mr. Rogers currently serves on the board of directors of Presidential Realty Corp., a public
REIT. Mr. Rogers has also served on the Finance Committee of the Young Presidents Organization since March 2009 and as Audit
Committee Chairman from July 2010 to July 2012. Mr. Rogers earned a Master of Business Administration degree from The Darden
School, University of Virginia in Charlottesville, Virginia, a Juris Doctorate degree from Washington and Lee University School
of Law in Lexington, Virginia and a Bachelor of Arts degree in Economics from the Washington and Lee University.





3









Our board of directors,
excluding Mr. Rogers, has determined that Mr. Rogers is qualified to serve as one of our directors due to his previous
leadership position with a commercial real estate valuation and counseling firm and his professional experience as an attorney.
In addition, our board of directors believes that Mr. Rogers is qualified to serve as a member of the Audit Committee due
to his extensive experience with financial reporting as a former Chief Financial Officer.



Section 16(a) Beneficial Ownership
Reporting Compliance



Section 16(a) of the
Securities Exchange Act of 1934 (the “Exchange Act”) requires our directors and executive officers, and any
persons beneficially owning more than 10% of our outstanding shares of common stock, to file with the SEC reports with
respect to their initial ownership of our common stock and reports of changes in their ownership of our common stock. As a
matter of practice, our administrative staff and outside counsel assists our directors and executive officers in preparing
these reports, and typically file those reports on behalf of our directors and executive officers. Based solely on a review
of the copies of such forms filed with the SEC during fiscal year 2012 and on written representations from our directors and
executive officers, we believe that during fiscal year 2012 all of our directors and executive officers filed the required
reports on a timely basis under Section 16(a), except as follows:



| | • | due to an administrative oversight, a Form 3 was not timely filed connection with the appointment of Mr. Maier to our board
of directors on October 2, 2012; and
| | - | ----------------------------------------------------------------------------------------------------------------------------------------------------------------



| | • | due to an administrative oversight, a Form 4 was not timely filed in connection with the grant of 5,000 shares of restricted
common stock to Mr. Maier pursuant to our incentive award plan in connection with Mr. Maier’s appointment to our board of
directors on October 2, 2012.
| | - | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



In 2012, no person
held more than 10% of our outstanding shares of common stock.



Code of Ethics



We have adopted
a Code of Business Conduct and Ethics, or the Code of Ethics, which contains general guidelines for conducting our business and
is designed to help directors, employees and independent consultants resolve ethical issues in an increasingly complex business
environment. The Code of Ethics applies to all of our officers, including our principal executive officer, principal financial
officer, principal accounting officer, controller and persons performing similar functions and all members of our board of directors.
The Code of Ethics covers topics including, but not limited to, conflicts of interest, record keeping and reporting, payments to
foreign and U.S. government personnel and compliance with laws, rules and regulations. We will provide to any person without
charge a copy of our Code of Ethics, including any amendments or waivers thereto, upon written request delivered to our principal
executive office at the address listed on the cover page of this amendment to our annual report.



Audit Committee



Our board of
directors has a separately designated standing Audit Committee established in accordance with Section 3(a)(58)(A) of the
Exchange Act. The Audit Committee meets on a regular basis, at least quarterly and more frequently as necessary. The Audit
Committee’s primary function is to assist our board of directors in fulfilling its oversight responsibilities by
reviewing the financial information to be provided to the stockholders and others, the system of internal controls which
management has established and the audit and financial reporting process. The current members of the Audit Committee are
Phillip I. Levin, Jeffrey S. Rogers and John B. Maier II, each of whom is an independent director. Mr. Levin is the
designated Audit Committee financial expert and the chairman of the Audit Committee. The Audit Committee operates under a
written charter, which was adopted by our board of directors on April 14, 2009.



Special Committee



Our board of directors has established
a Special Committee comprised of our three independent directors. The Special Committee has the maximum power delegable to a committee
of our board of directors under Maryland law and has the authority to (1) engage its own financial and legal advisors, (2) execute,
deliver and file or to cause to be executed, delivered and filed all agreements, documents and instruments in our name and on our
behalf as the special committee may deem necessary, convenient or appropriate, (3) expend money on our behalf, and (4) to the maximum
extent permitted by applicable law, keep private from our board of directors and our officers the minutes of its meetings and other
matters.



4









ITEM 11.	Executive
Compensation



Executive Officer Compensation



Historically, none of our executive officers
have been employed by us or received any compensation from us in exchange for their service as our executive officers. However,
effective August 29, 2012, Peter K. Kompaniez resigned from his position as a member of our board of directors and was appointed
as our Co-Chief Executive Officer in a consulting capacity. Mr. Kompaniez received compensation from us for performing his duties
as an executive officer until he resigned his position effective October 9, 2012.



In addition, effective November 3, 2012,
we entered into an employment arrangement with Dee R. Balch as our Chief Financial Officer, Treasurer and Secretary. Prior to this
time, beginning on August 15, 2012, Ms. Balch was employed by our advisor and was not compensated by us for serving as our Chief
Financial Officer. Ms. Balch receives an annual base salary of $190,000. As discussed below, Ms. Balch is also eligible to receive
a retention bonus and an individual performance bonus based upon her service through April 30, 2013. Ms. Balch’s employment
is at will and she is not entitled to any severance or other special payments or benefits in the event of her termination or a
change in control of our company.



We did not employ or pay compensation to
any other of our executive officers in 2012.



Summary Compensation Table



The following table sets forth certain
information regarding the compensation paid to our Chief Financial Officer and Co-Chief Executive Officer for the year ended December
31, 2012. We had no employees and paid no compensation to any of our executive officers during any prior year.



|Name and Principal Position                                         |  | Year |      |  | Salary |   |        | Bonus |  |   | Stock Awards |     |  | Option Awards |   |  | Non-equity incentive plan compensation |   |   | All other compensation |  |   | Total | 
|------------------------------------------------------------------- |  | ---- | ---- |  | ------ | - | ------ | ----- |  | - | ------------ | --- |  | ------------- | - |  | -------------------------------------- | - | - | ---------------------- |  | - | ----- | 
|Dee R. Balch – Chief Financial Officer, Treasurer and Secretary (1) |  |      | 2012 |  |        | $ | 21,924 |       |  | $ | —            | (2) |  | $             | — |  |                                        | $ | — |                        |  | $ | —     | 
|Peter K. Kompaniez – Former Co-Chief Executive Officer (3)          |  |      | 2012 |  |        |   | —      |       |  |   | —            |     |  |               | — |  |                                        |   | — |                        |  |   | —     | 






| | (1) | The table above reflects the compensation that Ms. Balch received from us in exchange for her service as our Chief Financial
Officer subsequent to November 2, 2012. As indicated above, prior to that date, Ms. Balch was employed by our advisor and was not
compensated by us.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (2) | Pursuant to her employment arrangement, Ms. Balch is eligible to receive (1) a retention bonus equal to 20% of her base annual
salary (i.e., $38,000) provided that she remains employed by us as of April 30, 2013, and (2) a performance bonus equal to up to
30% of her base annual salary (i.e., $57,000) based upon her individual performance through April 30, 2013, as assessed by our
audit committee. As of the date hereof, the retention bonus has not yet been paid and the amount of the performance bonus has not
been determined. Ms. Balch did not receive a bonus during 2012.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (3) | Peter K. Kompaniez was appointed our Co-Chief Executive Officer, in a consulting capacity, effective August 29, 2012, and resigned
from his position effective October 9, 2012. The table above reflects the consulting fees paid to Mr. Kompaniez for the period
he served as our Co-Chief Executive Officer. As indicated below, Mr. Kompaniez also received compensation as a member of our board
of directors prior to his appointment as our Co-Chief Executive Officer.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



5









Director Compensation



If a director
is also one of our executive officers or an affiliate of our advisor, we do not pay any compensation to that person for services
rendered to us as a director. The amount and form of compensation payable to our independent directors for their service to us
is determined by our board of directors, based upon recommendations from our advisor.



The following
table sets forth the compensation paid to our directors in 2012:



|Name                   |  |   | Fees Earned  orPaid in Cash(1) |  |  |   | StockGrants(2) |  |  |   | All OtherCompensation |  |  |   | Total   | 
|---------------------- |  | - | ------------------------------ |  |  | - | -------------- |  |  | - | --------------------- |  |  | - | ------- | 
|Anthony W. Thompson    |  | $ | —                              |  |  | $ | —              |  |  | $ | —                     |  |  | $ | —       | 
|Jack R. Maurer (3)     |  |   | —                              |  |  |   | —              |  |  |   | —                     |  |  |   | —       | 
|James R. Wolford (4)   |  |   | —                              |  |  |   | —              |  |  |   | —                     |  |  |   | —       | 
|Dee R. Balch (5)       |  |   | —                              |  |  |   | —              |  |  |   | —                     |  |  |   | —       | 
|John B. Maier II (6)   |  |   | 27,500                         |  |  |   | 45,000         |  |  |   | —                     |  |  |   | 72,500  | 
|Phillip I. Levin       |  |   | 118,000                        |  |  |   | 22,500         |  |  |   | —                     |  |  |   | 140,500 | 
|Jeffrey S. Rogers      |  |   | 119,000                        |  |  |   | 22,500         |  |  |   | —                     |  |  |   | 141,500 | 
|Peter K. Kompaniez (7) |  |   | 70,000                         |  |  |   | 22,500         |  |  |   | —                     |  |  |   | 92,500  | 








| | (1) | The amounts shown in this column include payments for
attendance at board of director and committee meetings and annual retainers, as described below under “Cash Compensation.”
Our directors may elect to receive their annual retainer in cash or in an equivalent value of shares of stock.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (2) | Reflects grants of shares of restricted common stock
pursuant to our incentive award plan. The amounts shown in this column reflect the aggregate fair value computed as of the grant
date in accordance with Financial Accounting Standards Board Accounting Standards Codification Topic 718. On July 18, 2012, 2,500
shares of restricted stock with a per share fair value of $9.00 and an aggregate grant date fair value of $22,500 were granted
to each of Mr. Levin, Mr. Rogers and Mr. Kompaniez. On October 2, 2012, 5,000 shares of restricted stock with a per share fair
value of $9.00 and an aggregate grant date fair value of $45,000 were granted to Mr. Maier.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (3) | Jack R. Maurer resigned from our board of directors effective
as of February 3, 2012.
| | --- | -------------------------------------------------------------------------------------

| | (4) | James R. Wolford resigned from our board of directors
effective July 27, 2012.
| | --- | ------------------------------------------------------------------------------

| | (5) | Dee R. Balch was appointed to our board of directors
effective July 27, 2012. Ms. Balch is also our Chief Financial Officer, Treasurer and Secretary, and is not entitled to receive
compensation as a director. The compensation received by Ms. Balch as our Chief Financial Officer is set forth above under “Executive
Officer Compensation.”
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | (6) | John B. Maier II was appointed to our board of directors
effective as of October 2, 2012.
| | --- | -----------------------------------------------------------------------------------------

| | (7) | Peter K. Kompaniez resigned from our board of directors
and was appointed as our Co-Chief Executive Officer effective August 29, 2012. The table above reflects only the compensation
that Mr. Kompaniez received in exchange for his service as a member of our board of directors. The consulting fees paid to Mr.
Kompaniez for the period he served as our Co-Chief Executive Officer are set forth above under “Executive Officer Compensation.”
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



6







Cash Compensation



We pay our independent directors an annual
fee of $30,000, plus $2,500 per in-person board meeting attended, $2,000 per in-person committee meeting attended (excluding in-person
meetings of the Special Committee, as discussed below), and $1,000 for each telephonic board meeting attended. The Audit Committee
and the Special Committee Chairperson receive an additional $10,000 annual retainer. Each member of the Special Committee also
receives (1) $1,000 per telephonic meeting of less than one hour in which they participate (2) $1,500 per telephonic meeting of
an hour or more in duration in which they participate, and (3) $2,500 per in-person meeting which they attend. The Special Committee
will receive the foregoing fees in addition to any fees to which they may be entitled associated with meetings of the full board
of directors. If directors attend more than one meeting on any day, we will pay such person a maximum of $2,500 for all board and
committee meetings attended on such day.



We reimburse our independent directors
for reasonable out-of-pocket expenses incurred in connection with attending board meetings.



Equity Plan Compensation



We have reserved 2,000,000 shares of common
stock for stock grants pursuant to our long-term incentive plan, which we refer to as the “incentive plan.” We have
approved and adopted an independent directors’ compensation plan, which operates as a sub-plan of our incentive plan. Under
the independent directors’ compensation plan and subject to such plan’s conditions and restrictions, each independent
director that joins our board of directors will receive an initial grant of 5,000 shares of restricted common stock on the date
he or she joins the board of directors. In addition, on the date of each of our annual stockholders meetings at which an independent
director is re-elected to the board of directors, he or she will receive 2,500 shares of restricted stock. Pursuant to our independent
directors’ compensation plan, one-third of the shares of restricted stock become non-forfeitable on the date of grant and
one-third become non-forfeitable on each of the first two anniversaries of the date of grant. The restricted stock will become
fully non-forfeitable in the event of an independent director’s termination of service due to his or her death or disability,
or upon the occurrence of a change in our control. On July 18, 2012, we granted 2,500 shares of restricted common stock to each
of our three independent directors pursuant to our independent directors’ compensation plan in connection with their reelection
to our board of directors, resulting in the issuance of an aggregate of 7,500 shares of restricted common stock. On October 2,
2012, we granted 5,000 shares of restricted common stock to Mr. Maier pursuant to our independent directors’ compensation
plan in connection with his appointment as an independent director.



On August 29, 2012, upon the appointment
of Mr. Kompaniez as our Co-Chief Executive Officer and Mr. Kompaniez’s resignation from our board of directors, our board
of directors amended the terms of the restricted stock previously granted to Mr. Kompaniez pursuant to the independent directors’
compensation plan such that the unvested shares of restricted stock held by Mr. Kompaniez were not forfeited upon his resignation
as a director and continued to vest pursuant to the terms of the plan. Effective October 9, 2012, Mr. Kompaniez resigned from his
position as our Co-Chief Executive Officer, and the remainder of his unvested shares of restricted stock fully vested as of that
date.





ITEM 12.	Security
Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters



Equity Compensation Plan Information



The following
table provides information about our common stock that may be issued upon the exercise of options, warrants and rights under our
incentive award plan, as of December 31, 2012.



|Plan Category                                               |  | Number of Securities to be Issued Upon Exercise of Outstanding Options, Warrants and Rights |     |  | Weighted-Average Exercise Price of Outstanding Options, Warrants and Rights |   |     | Number of Securities Remaining Available for Future Issuance Under Equity Compensation Plans | 
|----------------------------------------------------------- |  | ------------------------------------------------------------------------------------------- | --- |  | --------------------------------------------------------------------------- | - | --- | -------------------------------------------------------------------------------------------- | 
|Equity compensation plans approved by security holders:     |  |                                                                                             | —   |  |                                                                             |   | —   |                                                                                              | 
|Equity compensation plans not approved by security holders: |  |                                                                                             | N/A |  |                                                                             |   | N/A |                                                                                              | 
|Total                                                       |  |                                                                                             | —   |  |                                                                             | $ | —   |                                                                                              | 





7









Security Ownership of Beneficial
Owners



The following
table sets forth the beneficial ownership of our common stock as of April 25, 2013 for each person or group that holds more than
5% of our common stock, for each of our current directors and executive officers and for our current directors and executive officers
as a group. To our knowledge, each person that beneficially owns our shares has sole voting and disposition power with regard to
such shares.



Unless otherwise
indicated below, each person or entity has an address in care of our principal executive offices at 4695 MacArthur Court, Suite
1100, Newport Beach, California 92660.



|Name of Beneficial Owner(1)                     |  | Number of  Shares Beneficially Owned |         |  | Percent of 
All
    Shares | 
|----------------------------------------------- |  | ------------------------------------ | ------- |  | -------------------------- | 
|TNP LLC (2)                                     |  |                                      | 22,222  |  |                            | 
|Anthony W. Thompson(3)                          |  |                                      | 133,333 |  |                            | 
|Dee R. Balch                                    |  |                                      | —       |  |                            | 
|John B. Maier II                                |  |                                      | 5,000   |  |                            | 
|Phillip I. Levin                                |  |                                      | 10,000  |  |                            | 
|Jeffrey S. Rogers                               |  |                                      | 12,500  |  |                            | 
|All directors and executive officers as a group |  |                                      | 160,833 |  |                            | 



| | * | Less than 1% of the outstanding
common stock.
| | - | ---------------------------------------------



| | (1) | Under SEC rules, a person is deemed to be a “beneficial
owner” of a security if that person has or shares “voting power,” which includes the power to dispose of or
to direct the disposition of such security. A person also is deemed to be a beneficial owner of any securities which that person
has a right to acquire within 60 days. Under these rules, more than one person may be deemed to be a beneficial owner of the same
securities and a person may be deemed to be a beneficial owner of securities as to which he or she has no economic or pecuniary
interest.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (2) | On October 16, 2008, we issued 22,222 shares of our common stock to our sponsor, TNP LLC. TNP LLC’s address is
                                                                                   3151 Airway Ave, Suite G-3 Costa Mesa, California, 92626.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (3) | On                                                                                    May 28, 2010, Mr. Thompson acquired
                                                                 111,111 shares of our common stock in our public offering. Includes the shares of our common stock held by TNP LLC.
                                                                 Mr. Thompson is the managing member of TNP LLC and may be deemed to have beneficial ownership of the shares beneficially
                                                                 owned by TNP LLC. Mr. Thompson’s address is 3151 Airway Ave, Suite G-3 Costa Mesa, California, 92626.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



ITEM 13.	Certain
Relationships and Related Transactions and Director Independence



The following
describes all transactions during the period from January 1, 2011 to December 31, 2012 involving us, our directors, our advisor,
our sponsor and any affiliate thereof in which more than $120,000 was or will be involved and in which such related person had
or will have a direct or indirect material interest and all such proposed transactions. Our independent directors are specifically
charged with and have examined the fairness of such transactions to our stockholders, and have determined that all such transactions
are fair and reasonable to us and on terms and conditions not less favorable to us than those available from unaffiliated third
parties.



8









Ownership Interests



On
October 16, 2008, our sponsor, TNP LLC purchased 22,222 shares of our common stock for an aggregate purchase price of
$200,000 and was admitted as our initial stockholder.In connection with our acquisition of the Waianae Mall on May
28, 2010, Anthony W. Thompson, our current Chairman, Co-Chief Executive Officer and President, acquired 111,111 shares of
our common stock in our public offering at $9.00 per share for an aggregate purchase price of $1,000,000 through our sponsor. Mr. Thompson’s
acquisition of the shares of our common stock was a condition to the final approval by the servicer of our assumption of the existing
indebtedness on the Waianae Mall. See also “Security Ownership of Certain Beneficial Owners and Management.”



As of December 31,
2012, we owned 96.2% of the outstanding limited partnership interests in our operating partnership, TNP Strategic Retail Operating
Partnership, L.P., (our “OP”), and our advisor owned 0.02% of the outstanding limited partnership interest in our OP.
As of December 31, 2012, TNP Strategic Retail OP Holdings, LLC (“TNP OP Holdings”) owned 100% of the special units
issued by our OP. We are the sole general partner of our OP.



TNP OP Holdings’
ownership interest of the special units entitles it to a subordinated participation and it will be entitled to receive (1) 15%
of specified distributions made upon the disposition of our OP’s assets, and (2) a one-time payment, in the form of
shares of our common stock or a promissory note, in conjunction with the redemption of the special units upon the occurrence of
certain liquidity events or upon the occurrence of certain events that result in a termination or non-renewal of our advisory agreement
with our advisor, (the “Advisory Agreement”), but in each case only after the other holders of our OP’s units,
including us, have received (or have been deemed to have received), in the aggregate, cumulative distributions equal to their capital
contributions plus a 10% cumulative non-compounded annual pre-tax return on their net contributions. As the holder of special units,
TNP OP Holdings will not be entitled to receive any other distributions.



We have not paid
any distributions to TNP OP Holdings pursuant to its subordinated participation interest.



Our Relationships with our Advisor
and our Sponsor



TNP Strategic
Retail Advisor, LLC was formed in September 2008 and has served as our advisor since our inception. Our advisor is indirectly owned
by our sponsor, and Mr. Thompson, our current Chairman, Co-Chief Executive Officer and President, serves as the Chief Executive
Officer of our sponsor and our advisor. Dee R. Balch, our Chief Financial Officer, Treasurer and Secretary and a member of our
board of directors, was previously employed by our sponsor and advisor. In November 2012, Ms. Balch’s employment with our
sponsor and advisor was terminated and she became our employee. Subject to the oversight by our board of directors, our advisor
currently provides certain limited services to us pursuant to the Advisory Agreement, including services related to the management
of the daily operations of our investment portfolio and certain general and administrative responsibilities. The current Advisory
Agreement, as amended, has a one-year term expiring August 7, 2013, subject to an unlimited number of successive one-year renewals
upon mutual consent of the parties. We may terminate the Advisory Agreement without cause or penalty upon 60 days written notice
to our advisor and immediately upon the fraud, criminal conduct, willful misconduct or gross negligence of our advisor, the material
breach of the advisory agreement by our advisor or our advisor’s bankruptcy. If we terminate the Advisory Agreement, we will
pay our advisor all unpaid advances for operating expenses and all earned but unpaid fees.



We are currently
engaged in negotiations to replace our current advisor with Glenborough, LLC and its affiliates, which we refer to as herein as
“Glenborough.” Our board of directors is engaged in ongoing negotiations regarding the transition to Glenborough as
our external advisor and the termination of our current advisory agreement and the property management agreements with respect
to our properties. However, any change to our advisor or our property manager will require the consent of a number of our significant
lenders, which we are still in the process of negotiating. We can give no assurance that we will be able to secure such lender
consents or come to terms with Glenborough with respect to the transition. In the event that we are successful in transitioning
to Glenborough as our external advisor and property manager, we will become dependent upon Glenborough and its affiliates to provide
advisory and property management services to us pursuant to an advisory agreement and property management agreements. In the event
that our advisor, or Glenborough or any other successor advisor, is unable to provide such services to us, we will be required
to obtain such services from other sources.





9









Fees and Expense Reimbursements
Paid to our Advisor



Pursuant to the
terms of our Advisory Agreement, we pay our advisor the fees described below.



| | · | We pay our advisor an acquisition fee of 2.5% of (1) the cost of an investment acquired directly or (2) our allocable
cost of real property acquired in a joint venture, in each case including purchase price, acquisition expenses and any debt attributable
to such investments. With respect to investments in and origination of real estate-related loans, we will pay an origination fee
to our advisor in lieu of an acquisition fee. We incurred $3,369,000 and $2,484,000 in acquisition fees payable to our advisor
during the years ended December 31, 2012 and 2011, respectively. As of December 31, 2012 and 2011, acquisition fees of $475,000
and $0, respectively, were included in amounts due to affiliates.
| | - | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · | We pay our advisor an origination fee of 2.5% of the amount funded by us to acquire or originate real estate-related loans,
including third party expenses related to such investments and any debt we use to fund the acquisition or origination of the real
estate-related loans. We will not pay an acquisition fee with respect to such real estate-related loans. We paid $0 and $49,000
in loan origination fees to our advisor during the years ended December 31, 2012 and 2011, respectively.
| | - | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · | We pay our advisor an annual asset management fee that is payable monthly in an amount equal to
one-twelfth of 0.6% of the aggregate cost of all assets we own and of our investments in joint ventures, including acquisition
fees, origination fees, acquisition and origination expenses and any debt attributable to such investments; provided, however,
that our advisor will not be paid the asset management fee until our funds from operations exceed the lesser of (1) the cumulative
amount of any distributions declared and payable to our stockholders or (2) an amount that is equal to a 10.0% cumulative,
non-compounded, annual return on invested capital for our stockholders. For the year ended December 31, 2011, we did not pay our
advisor any asset management fees.On November 11, 2011, our board of directors approved Amendment No. 2 to our
Advisory Agreement to clarify that upon termination of the Advisory
Agreement, any asset management fees that may have accumulated in arrears, but which had not been earned pursuant to the
terms of the Advisory Agreement, will not be paid to our advisor. Because the payment of asset
management fees was determined to be remote, we reversed asset management fees that had been accrued, but which had not been earned,
through December 31, 2011. There were no asset management fees incurred for the year ended December 31, 2012.
| | - | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · | We pay our advisor a disposition fee of up to 50% of a customary and competitive real estate sales commission not to exceed
3.0% of the contract sales price of each property sold if our advisor or its affiliates provides a substantial amount of services,
as determined by our independent directors, in connection with the sale of real property. With respect to a property held in a
joint venture, the foregoing commission will be reduced to a percentage of such amounts reflecting our economic interest in the
joint venture. For the years ended December 31, 2012 and 2011, we paid $130,000 and $88,000, respectively, of disposition fees
to our advisor.
| | - | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · | On January 12, 2012, we entered into amendment No. 3 to our Advisory Agreement to provide for the
payment of a financing coordination fee to our advisor. We pay our advisor a financing coordination fee equal to 1.0% of the amount
made available and/or outstanding in connection with (1) any financing obtained, directly or indirectly, by us or our OP and used
to acquire or originate investments, (2) any financing assumed, directly or indirectly, by us or our OP in connection with the
acquisition of investments, or (3) the refinancing of any financing obtained or assumed, directly or indirectly, by us or our operating
partnership. The advisor may re-allow some or all of the financing coordination fee to reimburse third parties with whom the advisor
may subcontract to procure such financing. For the year ended December 31, 2012, we paid $811,000 of financing coordination
fees to our advisor and its affiliates.
| | - | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · | On June 9, 2011, pursuant to Section 11 of our Advisory Agreement, our board of directors
approved the payment of fees to our advisor for services it provides in connection with leasing our properties. The amount of such
leasing fees will be usual and customary for comparable services rendered for similar real properties in the geographic market
of the properties leased. The leasing fees will be in addition to the market-based fees for property management services payable
by us to TNP Property Management, LLC, our property manager and an affiliate of our advisor. For the years ended December 31, 2012
and 2011, we paid approximately $244,000 and $88,000, respectively, of leasing commission fees payable to our advisor or its affiliates.
As of December 31, 2011, leasing fees of $5,000 were included in amounts due to affiliates.
| | - | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



In addition to
the fees we pay to our advisor pursuant to our Advisory Agreement, we also reimburse our advisor for the costs and expenses described
below:



| | · | Organization and offering costs (other than selling commissions and the dealer manager fee described below) are initially paid
by our advisor and its affiliates on our behalf. Such costs include legal, accounting, printing and other offering expenses, including
marketing, salaries and direct expenses of certain of our advisor’s employees and employees of our advisor’s affiliates
and others. Pursuant to the Advisory Agreement, we are obligated to reimburse our advisor or its affiliates, as applicable, for
organization and offering costs, provided that we are not obligated to reimburse our advisor to the extent organization and offering
costs, other than selling commissions and dealer manager fees, incurred by us exceed 3.0% of the gross offering proceeds from our
offering. Any such reimbursement will not exceed actual expenses incurred by our advisor. As of December 31, 2012 and 2011, organization
and offering costs incurred by our advisor on our behalf or paid by us directly were $3,258,000 and $3,016,000, respectively. Pursuant
to our Advisory Agreement, organization and offering costs are payable by us to the extent organization and offering costs, other
than selling commissions and dealer manager fees, do not exceed 3.0% of the gross proceeds of our offering. As of December 31,
2012, cumulative organization and offering costs reimbursed to our advisor or paid directly by us were approximately $4,308,000,
exceeding the 3.0% limit by $1,050,000. Accordingly, the excess amount was billed to our advisor and included in amounts due from
affiliates on the balance sheet at December 31, 2012, and subsequently paid as of January 31, 2013. At December 31, 2011, the unreimbursed
amount of organization and offering costs incurred by our advisor was $1,269,000 and such amount was deferred and recorded as deferred
offering costs and accrued by us in amounts due to affiliates as of December 31, 2011.
| | - | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------





10









| | · | Subject to the 2%/25% Guidelines discussed below, we reimburse our advisor for all expenses paid or incurred by our advisor
in connection with the services provided to us,including personnel costs and our allocable share of
other overhead of the advisor such as rent and utilities; provided, however, that no reimbursement shall be made for costs of such
personnel to the extent that personnel are used in transactions for which our advisor is entitled to an acquisition, origination
or disposition fee. For the year ended December 31, 2011, we reimbursed $459,000 to our advisor for operating expenses. For
the twelve months ended December 31, 2012, our total operating expenses (as defined in our charter) did not exceed the 2%/25% Guidelines.
| | - | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



2%/25% Guidelines



As described above,
our advisor and its affiliates are entitled to reimbursement of actual expenses incurred for administrative and other services
provided to us for which they do not otherwise receive a fee. However, we will not reimburse our advisor or its affiliates at the
end of any fiscal quarter for “total operating expenses” that for the four consecutive fiscal quarters then ended,
or the “expense year,” exceeded the greater of (1) 2% of our average invested assets or (2) 25% of our net
income, which we refer to as the “2%/25% Guidelines,” and our advisor must reimburse us quarterly for any amounts by
which our total operating expenses exceed the 2%/25% Guidelines in the previous expense year, unless the independent directors
determine that the excess expenses were justified based on unusual and nonrecurring factors which they deem sufficient. If the
independent directors determine that the excess expenses were justified, we will send our stockholders written disclosure, together
with an explanation of the factors the independent directors considered in making such a determination.



For purposes of
the 2%/25% Guidelines, “total operating expenses” means all costs and expenses paid or incurred by us, as determined
under U.S. generally accepted accounting principles, that are in any way related to our operation or to corporate business, including
advisory fees, but excluding (1) the expenses of raising capital such as organization and offering expenses, legal, audit,
accounting, underwriting, brokerage, listing, registration, and other fees, printing and other such expenses and taxes incurred
in connection with the issuance, distribution, transfer, registration and listing of the shares, (2) interest payments, (3) taxes,
(4) non-cash expenditures such as depreciation, amortization and bad debt reserves, (5) incentive fees; (6) acquisition
fees and acquisition expenses, (7) real estate commissions on the sale of property, and (8) other fees and expenses connected
with the acquisition, disposition, management and ownership of real estate interests, mortgage loans or other property (including
the costs of foreclosure, insurance premiums, legal services, maintenance, repair, and improvement of property).



Our “average
invested assets” for any period are equal to the average book value of our assets invested in equity interests in, and loans
secured by, real estate before reserves for depreciation or bad debts or other similar non-cash reserves computed by taking the
average of such values at the end of each month during the period. Our “net income” for any period is equal to our
total revenue less total expenses other than additions to reserves for depreciation, bad debts or other similar non-cash reserves
for such period. Operating expenses include all costs and expenses incurred by us under generally accepted accounting principles
(including the asset management fee), but excluding organization and offering expenses, selling commissions and dealer manager
fees, interest payments, taxes, non-cash expenditures such as depreciation, amortization and bad debt reserves, the subordinated
disposition fee, acquisition and advisory fees and expenses and distributions pursuant to our advisor’s subordinated participation
interest in our OP.



For the year ended
December 31, 2011, our total operating expenses exceeded the 2%/25% Guidelines by $268,000. On February 24, 2012, the independent
directors unanimously determined the excess amount of total operating expenses for the fiscal year ended December 31, 2011
was justified because (1) the amounts reflected legitimate operating expenses necessary for the operation of our business,
(2) we were then in our acquisition and development stage, (3) certain of our properties had not yet stabilized, and
(4) we were then continuing to raise capital in our initial public offering but the expenses incurred as a result of being
a public company (including for audit and legal services, director and officer liability insurance and fees for directors) were
disproportionate to our average invested assets and net income and such expenses would benefit us and our stockholders in future
periods. The independent directors further resolved, however, that the advisor would be required to repay us any portion of such
excess amount to the extent that, as of the termination of our Advisory Agreement, our aggregate
operating expenses as of such date exceed the 2%/25% Guidelines for all prior periods.



11









Guaranty Fees



In connection with certain acquisition
financings, Anthony W. Thompson, our current Chairman of the Board and Co-Chief Executive Officer and/or our sponsor has executed
guaranty agreements to certain parties. As part of the acquisition of the Waianae Mall, Mr. Thompson guaranteed the mortgage loan
assumed by us in connection with the acquisition of the Waianae Mall. In connection with the acquisition of the mortgage loans
secured by Constitution Trail, we and Mr. Thompson agreed to jointly and severally guaranty to the lender the full and prompt
payment and performance of certain obligations under the acquisition loan.

Additionally, in connection with the acquisition
financing on Osceola Village, we entered into a Master Lease Agreement with TNP SRT Osceola Village Master Lessee, LLC, a wholly-owned
subsidiary of our OP. Pursuant to the Master Lease Agreement, our sponsor has made certain guarantees with respect to the Master
Lease Agreement.



As consideration for the guaranties outlined
above, we entered into reimbursement and fee agreements to provide for up-front payments and annual guaranty fee payments for the
duration of the guarantee periods. For the years ended December 31, 2012 and 2011, we incurred approximately $51,000 and $104,000,
respectively, of guaranty fees. As of December 31, 2012 and 2011, guaranty fees of approximately $10,000 and $50,000, respectively,
were included in amounts due to affiliates. At December 31, 2012, our sponsor’s outstanding guaranty agreements relate to
guarantees on the financing of Waianae Mall and Constitution Trail and master lease guarantees for Osceola Village, and Mr. Thompson
and/or the sponsor received a fee in consideration of such guarantees. On January 22, 2013, Waianae Mall was sold and the guaranty
agreement related to the Waianae Mall mortgage loan was terminated.



Selling Commissions and Fees Paid
to our Dealer Manager



Our initial public
offering of our common stock terminated on February 7, 2013. The dealer manager for our public offering was TNP Securities, a wholly
owned subsidiary of our sponsor and a licensed broker-dealer registered with FINRA. As the dealer manager for our initial public
offering, TNP Securities was entitled to certain selling commissions, dealer manager fees and reimbursements relating to our public
offering. Our dealer manager agreement with TNP Securities provided for the following compensation:



| | · | We paid TNP Securities selling commissions of up to 7.0% of the gross offering proceeds from the sale of our shares in our
primary offering, all of which could be re-allowed to participating broker-dealers. For the years ended December 31, 2012
and 2011, we paid selling commissions of $3,062,000 and $2,395,000 to TNP Securities, respectively.
| | - | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · | We paid TNP Securities a dealer manager fee of 3.0% of the gross offering proceeds from the sale of our shares in the primary
offering, a portion of which could be re-allowed to participating broker-dealers. For the years ended December 31, 2012 and
2011, we paid dealer manager fees of $1,411,000 and $1,034,000 to TNP Securities, respectively.
| | - | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



Our dealer manager
agreement with TNP Securities also provided for the reimbursement to TNP Securities and participating broker-dealers for bona
fidedue diligence expenses that were included in a detailed and itemized invoice. We also reimburse our dealer manager for
legal fees and expenses, travel, food and lodging for employees of the dealer manager, sponsor training and education meetings,
attendance fees and expense reimbursements for broker-dealer sponsored conferences, attendance fees and expenses for industry sponsored
conferences, and informational seminars, subject to the limitations included in our dealer manager agreement. For the years ended
December 31, 2012 and 2011, we did not reimburse TNP Securities directly for any such expenses.



12









Fees Paid to Our Property Manager



In connection
with the acquisitions of our properties, we, through our subsidiaries enter into Property Management Agreements with TNP Property
Management, LLC (“TNP Property Manager”), an affiliate of our sponsor, pursuant to which TNP Property Manager serves
as the property manager for each of our properties. TNP Property Manager supervises, manages, operates, and maintains each property
on the terms and conditions set forth in the Property Management Agreement. We pay TNP Property Manager a market-based annual property
management fee of up to 5.0% of the gross revenues generated by each property under management. In certain instances, TNP Property
Manager enters into sub-management agreements with local third-party sub-managers, in which case TNP Property Manager is responsible
for supervising and compensating those property managers. For the years ended December 31, 2012 and 2011, we incurred $1,174,000
and $492,000, respectively, in property management fees payable to TNP Property Manager. As of December 31, 2012 and 2011, property
management fees of $48,000 and $16,000, respectively, were included in amounts due to affiliates.



Acquisition of Cochran Bypass



On June 29, 2011, we acquired a single-tenant
necessity retail center located in Chester, South Carolina, commonly known as Cochran Bypass, from an affiliate of our sponsor
for $2,585,000. The acquisition was approved by our board of directors, including all the independent directors.



Related Party Loans and Fees



In connection with the acquisition of three
mortgage notes secured by the Constitution Trail Centre, or the mortgage notes, during the second quarter of 2011, TNP SRT Constitution,
LLC, a subsidiary of our OP, obtained a loan from 2008 TNP Participating Notes Program, LLC (the “Notes Program”),
an affiliated program sponsored by our sponsor. The loan was evidenced by a promissory note in the aggregate principal amount of
$995,000 and bore interest at an annual rate of 14.0%. For the year ended December 31, 2011,we
paid loan fees of $49,000 in connection with this loan. This loan was repaid in July 2011.



In connection with the acquisition of Cochran
Bypass, TNP SRT Cochran Bypass, LLC, a subsidiary of our OP, obtained a loan from the Notes Program evidenced by a promissory note
in the aggregate principal amount of $775,000 and bearing an annual interest rate of 14.0%. For the
year ended December 31, 2011,we paid interest expense of $5,000 to the affiliate of our advisor in connection with
this loan. This loan was repaid in September 2011.



In connection with our acquisition of Craig
Promenade on March 30, 2011, we assumed a $500,000 note payable due to an affiliate of our advisor which was repaid at the
closing of the acquisition of Craig Promenade. For the year ended December 31, 2011,we
paid interest expense of $19,000 to the affiliate of advisor in connection with this note payable.



We acquired Morningside Marketplace in
January 2012. We financed the payment of a portion of the purchase price for the Morningside Marketplace with the proceeds of (1) a
loan in the aggregate principal amount of $235,000 from our sponsor to our OP, (2) a loan in the aggregate principal amount
of $200,000 from Mr. James Wolford, our then-Chief Financial Officer, Treasurer and Secretary, to our OP and (3) a loan
in the aggregate principal amount of $920,000 from Mrs. Sharon Thompson, the spouse of Mr. Anthony W. Thompson,
our current Chairman, Co-Chief Executive Officer and President, to our OP, which we refer to collectively as the “affiliate
loans.” The affiliate loans each accrued interest at a rate of 12% per annum. Our OP repaid the affiliated loan from
our sponsor on January 19, 2012. The entire outstanding principal balance of the affiliate loans from Mr. Wolford and Ms. Thompson
and all accrued and unpaid interest thereon was due and payable in full on April 8, 2012. Our OP repaid the affiliate loans
from Mr. Wolford and Ms. Thompson on March 29, 2012. Our OP paid interest expense of $20,000 with respect the affiliate loans.



Conflict Resolution Procedures



We are subject
to potential conflicts of interest arising out of our relationship with our advisor and its affiliates. These conflicts may relate
to compensation arrangements, the allocation of investment opportunities, the terms and conditions on which various transactions
might be entered into by us and our advisor or its affiliates and other situations in which our interests may differ from those
of our advisor or its affiliates. We have adopted the procedures set forth below to address these potential conflicts of interest.



Priority
Allocation of Investment Opportunities



Pursuant to our
Advisory Agreement, our advisor has agreed that we will have the first opportunity to acquire any investment in an income-producing
retail property identified by our sponsor or advisor that meet our investment criteria, for which we have sufficient uninvested
funds. With respect to potential non-retail property investments, in the event that an investment opportunity becomes available
that is suitable, under all of the factors considered by our advisor, for both us and our sponsor or its affiliates, and for which
more than one of these entities has sufficient uninvested funds, then the entity that has had the longest period of time elapse
since it was offered an investment opportunity will first be offered such investment opportunity. Our advisor will make this determination
in good faith. Our board of directors, including the independent directors, has a duty to ensure that the method used by our advisor
for the allocation of the acquisition of real estate assets by two or more affiliated programs seeking to acquire similar types
of real estate assets is reasonable and is applied fairly to us.



13









Independent Directors



Our independent
directors, acting as a group, will resolve potential conflicts of interest whenever they determine that the exercise of independent
judgment by our board of directors or our advisor or its affiliates could reasonably be compromised. However, the independent directors
may not take any action which, under Maryland law, must be taken by our entire board of directors or which is otherwise not within
their authority. The independent directors, as a group, are authorized to retain their own legal and financial advisors. Among
the matters we expect the independent directors to review and act upon are:



| | · | the continuation, renewal or enforcement of our agreements with our advisor and its affiliates, including the Advisory Agreement
and the property management agreements with our affiliated property manager;
| | - | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · | transactions with affiliates, including our directors and officers;
| | - | -------------------------------------------------------------------



| | · | awards under our long-term incentive plan; and
| | - | ----------------------------------------------



| | · | pursuit of a potential liquidity event.
| | - | ---------------------------------------



Those conflict
of interest matters that cannot be delegated to the independent directors, as a group, under Maryland law must be acted upon by
both our board of directors and the independent directors.



Compensation
Involving Our Advisor and its Affiliates



The independent
directors will evaluate at least annually whether the compensation that we contract to pay to our advisor and its affiliates is
reasonable in relation to the nature and quality of services performed and that such compensation is within the limits prescribed
by our charter. The independent directors will supervise the performance of our advisor and its affiliates and the compensation
we pay to them to determine that the provisions of our compensation arrangements are being performed appropriately. This evaluation
will be based on the factors set forth below as well as any other factors deemed relevant by the independent directors:



| | · | the quality and extent of the services and advice furnished by our advisor;
| | - | ---------------------------------------------------------------------------



| | · | the amount of fees paid to our advisor in relation to the size, composition and performance of our investments;
| | - | ---------------------------------------------------------------------------------------------------------------



| | · | the success of our advisor in generating investment opportunities that meet our investment objectives;
| | - | ------------------------------------------------------------------------------------------------------



| | · | rates charged to other externally advised REITs and similar investors by advisors performing similar services;
| | - | --------------------------------------------------------------------------------------------------------------



| | · | additional revenues realized by our advisor and its affiliates through their relationship with us, whether we pay them or they
are paid by others with whom we do business;
| | - | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · | the performance of our investments, including income, conservation and appreciation of capital, frequency of problem investments
and competence in dealing with distress situations; and
| | - | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · | the quality of our investments relative to the investments generated by our advisor for its own account.
| | - | --------------------------------------------------------------------------------------------------------



The independent
directors shall record these factors in the minutes of the meetings at which they make such evaluations.



Acquisitions,
Leases and Sales Involving Affiliates



We will not acquire
or lease properties in which our advisor or its affiliates or any of our directors has an interest without a determination by a
majority of the directors (including a majority of the independent directors) not otherwise interested in the transaction that
such transaction is fair and reasonable to us and at a price to us no greater than the cost of the asset to our advisor or its
affiliates or such director unless there is substantial justification for any amount that exceeds such cost and such excess amount
is determined to be reasonable. In no event will we acquire any property at an amount in excess of its appraised value. We will
not sell or lease properties to our advisor or its affiliates or to our directors unless a majority of the directors (including
a majority of the independent directors) not otherwise interested in the transaction determine the transaction is fair and reasonable
to us.



14









Mortgage
Loans Involving Affiliates



Our charter prohibits
us from investing in or making mortgage loans, including when the transaction is with our advisor or our directors or any of their
affiliates, unless an independent expert appraises the underlying property. We must keep the appraisal for at least five years
and make it available for inspection and duplication by any of our stockholders. In addition, we must obtain a mortgagee’s
or owner’s title insurance policy or commitment as to the priority of the mortgage or the condition of the title. Our charter
prohibits us from making or investing in any mortgage loans that are subordinate to any lien or other indebtedness of our advisor,
our directors or any of their affiliates.



Issuance
of Options and Warrants to Certain Affiliates



Our charter prohibits
the issuance of options or warrants to purchase our common stock to our advisor, our directors or any of their affiliates (1) on
terms more favorable than we would offer such options or warrants to unaffiliated third parties or (2) in excess of an amount
equal to 10.0% of our outstanding common stock on the date of grant.



Repurchase
of Shares of Common Stock



Our charter prohibits
us from paying a fee to our advisor or our directors or any of their affiliates in connection with our repurchase or redemption
of our common stock.



Loans and
Expense Reimbursements Involving Affiliates



We will not make
any loans to our advisor or our directors or any of their affiliates except mortgage loans for which an appraisal is obtained from
an independent appraiser. In addition, we will not borrow from these persons unless a majority of directors (including a majority
of independent directors) not otherwise interested in the transaction approve the transaction as being fair, competitive and commercially
reasonable, and no less favorable to us than comparable loans between unaffiliated parties. These restrictions on loans will only
apply to advances of cash that are commonly viewed as loans, as determined by our board of directors. By way of example only, the
prohibition on loans would not restrict advances of cash for legal expenses or other costs incurred as a result of any legal action
for which indemnification is being sought, nor would the prohibition limit our ability to advance reimbursable expenses incurred
by directors or officers or our advisor or its affiliates.



In addition, our
directors and officers and our advisor and its affiliates will be entitled to reimbursement, at cost, for actual expenses incurred
by them on behalf of us or joint ventures in which we are a joint venture partner, subject to the limitation on reimbursement of
operating expenses to the extent that they exceed the 2%/25% Guidelines.



Director Independence



We have a five-member board of directors.
We do not consider two of our directors, Anthony W. Thompson and Dee R. Balch, to be independent directors. Mr. Thompson is affiliated
with our sponsor and advisor and Ms. Balch was previously affiliated with our sponsor and advisor and is currently employed as
our Chief Financial Officer and Treasurer. The three remaining directors comprising our current board of directors qualify as “independent
directors” as defined in our charter in compliance with the requirements of the North American Securities Administrators
Association’s Statement of Policy Regarding Real Estate Investment Trusts. Although our shares are not listed on any national
securities exchange, we consider our three current independent directors to be “independent” as defined by the New
York Stock Exchange.



Our charter provides that a majority of
the directors must be “independent directors.” As defined in our charter, an “independent director” is
a person who is not, on the date of determination, and within the last two years from the date of determination has not been, directly
or indirectly, associated with our sponsor or our advisor by virtue of (1) ownership of an interest in our sponsor, our advisor,
or any of their affiliates, other than us; (2) employment by our sponsor, our advisor, or any of their affiliates; (3) service
as an officer or director of our sponsor, our advisor, or any of their affiliates, other than as one of our directors; (4) performance
of services, other than as a director, for us; (5) service as a director or trustee of more than three real estate investment trusts
organized by our sponsor or advised by our advisor; or (6) maintenance of a material business or professional relationship with
our sponsor, our advisor, or any of their affiliates. A business or professional relationship is considered “material”
if the aggregate gross revenue derived by the director from the sponsor, the advisor, and their affiliates (excluding fees for
serving as one of our directors or other REIT or real estate program organized or advised or managed by the advisor or its affiliates)
exceeds 5.0% of either the director’s annual gross revenue during either of the last two years or the director’s net
worth on a fair market value basis. An indirect association with the sponsor or the advisor shall include circumstances in which
a director’s spouse, parent, child, sibling, mother- or father-in-law, son- or daughter-in-law, or brother- or sister-in-law
is or has been associated with the sponsor, the advisor, any of their affiliates, or with us. None of our independent directors
face conflicts of interest because of affiliations with other programs sponsored by our sponsor and its affiliates.



15









ITEM 14.	Principal
Accountant Fees and Services



Independent Auditors



Deloitte &
Touche, LLP, or Deloitte, served as our independent registered public accounting firm from our inception in September 2008 to October
2009. On October 27, 2009, we replaced Deloitte with KPMG LLP (“KPMG”) as our independent registered public accounting
firm. KPMG served as independent registered public accounting firm from October 2009 to July 2011. On July 5, 2011, we replaced
KPMG with McGladrey LLP (“McGladrey”) as our independent registered public accounting firm. All of the foregoing decisions
to change our independent registered public accounting firm were approved by our audit committee and our board of directors. McGladrey
served as our independent registered public accounting firm during the period from July 5, 2011 to December 31, 2012.



On April 15, 2013,
we dismissed McGladrey as our independent registered public accounting firm. The decision to change independent registered public
accounting firms was approved by the audit committee of our board of directors. On April 15, 2013, we appointed Moss Adams LLP
(“Moss Adams”) as our independent registered public accounting firm for the fiscal year ending December 31, 2013. The
engagement of Moss Adams has been approved by the audit committee.



Pre-Approval Polices



The charter of our audit committee imposes
a duty on the audit committee to pre-approve all auditing services performed for us by our independent auditors as well as all
permitted non-audit services in order to ensure that the provision of such services does not impair the auditors’ independence.
In determining whether or not to pre-approve services, our audit committee will consider whether the service is a permissible service
under the rules and regulations promulgated by the SEC. All services rendered by our independent registered public accountants for
the years ended December 31, 2012 and 2011 were pre-approved in accordance with the policies and procedures described above.



Independent Registered Public Accounting
Firm Fees



KPMG



The aggregate
fees billed to us by KPMG for professional accounting services for the years ended December 31, 2012 and 2011, all of which were
preapproved by our audit committee, are set forth in the table below.



|                   |  | 2012 |        |  | 2011 |  
|------------------ |  | ---- | ------ |  | ---- | -
|Audit Fees         |  | $    | 70,000 |  |      | $
|Audit-related fees |  |      | —      |  |      |  
|Tax fees           |  |      | —      |  |      |  
|All other fees     |  |      | —      |  |      |  
|Total              |  | $    | 70,000 |  |      | $



MCGLADREY



The aggregate
fees billed to us by McGladrey for professional accounting services for the years ended December 31, 2012 and 2011, all of which
were preapproved by our audit committee, are set forth in the table below.



|                   |  | 2012 |           |  | 2011 |  
|------------------ |  | ---- | --------- |  | ---- | -
|Audit Fees         |  | $    | 1,017,515 |  |      | $
|Audit-related fees |  |      | —         |  |      |  
|Tax fees           |  |      | 6,908     |  |      |  
|All other fees     |  |      | —         |  |      |  
|Total              |  | $    | 1,024,423 |  |      | $





16









| |  | For purposes of the preceding tables, KPMG’s and McGladrey’s professional fees are classified
as follows:
| |  | ---------------------------------------------------------------------------------------------------------



| | · | Audit fees — These are fees for professional services performed for the audit of our annual financial statements
and the required review of quarterly financial statements and other procedures performed by KPMG and McGladrey in order for them
to be able to form an opinion on our consolidated financial statements. These fees also cover services that are normally provided
by independent auditors in connection with statutory and regulatory filings or engagements.
| | - | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · | Audit-related fees — These are fees for assurance and related services that traditionally are performed by
independent auditors that are reasonably related to the performance of the audit or review of the financial statements, such as
due diligence related to acquisitions and dispositions, attestation services that are not required by statute or regulation, internal
control reviews, and consultation concerning financial accounting and reporting standards.
| | - | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · | Tax fees — These are fees for all professional services performed by professional staff in KPMG’s and
McGladrey’s tax divisions, except those services related to the audit of our financial statements. These include
fees for tax compliance, tax planning, and tax advice, including federal, state, and local issues. Services may also include assistance
with tax audits and appeals before the Internal Revenue Service and similar state and local agencies, as well as federal, state,
and local tax issues related to due diligence.
| | - | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · | All other fees — These are fees for any services not included in the above-described
categories, including assistance with internal audit plans and risk assessments.
| | - | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------



PART IV



ITEM 15.	Exhibits
and Financial Statement Schedules



The following documents are filed as part
of this Annual Report:



| | (b) | Exhibits
| | --- | --------



|31.1 | Certification of Co-Chief Executive Officer pursuant to Section
        302 of the Sarbanes-Oxley Act of 2002
|---- | -------------------------------------------------------------------------------------------------------------
|31.2 | Certification of Co-Chief Executive Officer pursuant to Section
        302 of the Sarbanes-Oxley Act of 2002
|31.3 | Certification of Chief Financial Officer pursuant to Section
        302 of the Sarbanes-Oxley Act of 2002   
|     |                                                                                                              
|     |                                                                                                              
|     |                                                                                                              



17









SIGNATURES

Pursuant to the requirements of Section 13
or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned,
thereunto duly authorized, on April 26, 2013.





| | TNP STRATEGIC RETAIL TRUST, INC.
| | --------------------------------
| |                                 
| |                                 
| | By:                             
| |                                 
| |                                 
| |                                 
| | By:                             
| |                                 
| |                                 





Pursuant to the requirements of the Securities
Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities
and on the dates indicated.







|Signature                                                     |  | Title(s)                                                                                                                |  | Date          
|------------------------------------------------------------- |  | ----------------------------------------------------------------------------------------------------------------------- |  | --------------
|                                                              |  |                                                                                                                         |  |               
|/s/ Anthony
        W. Thompson


        Anthony W. Thompson |  | Chairman of the Board, Co-Chief Executive Officer and President (Co-Principal Executive Officer)                        |  | April 26, 2013
|                                                              |  |                                                                                                                         |  |               
|/s/ K. Timothy
        O’Brien


        K. Timothy O’Brien   |  | Co-Chief Executive Officer
        (Co-Principal Executive Officer)                                                     |  | April 26, 2013
|                                                              |  |                                                                                                                         |  |               
|/s/ Dee R.
        Balch


        Dee R. Balch               |  | Chief Financial Officer, Treasurer, Secretary and
        Director
        (Principal Financial and Accounting Officer) |  | April 26, 2013
|                                                              |  |                                                                                                                         |  |               
|/s/ John B.
        Maier


        John B. Maier             |  | Director                                                                                                                |  | April 26, 2013
|                                                              |  |                                                                                                                         |  |               
|/s/ Phillip
        I. Levin


        Phillip I. Levin       |  | Director                                                                                                                |  | April 26, 2013
|                                                              |  |                                                                                                                         |  |               
|/s/ Jeffrey
        S. Rogers


        Jeffrey S. Rogers     |  | Director                                                                                                                |  | April 26, 2013
|                                                              |  |                                                                                                                         |  |               







18











EXHIBIT INDEX



|31.1 | Certification of Co-Chief Executive Officer pursuant to Section
        302 of the Sarbanes-Oxley Act of 2002
|---- | -------------------------------------------------------------------------------------------------------------
|31.2 | Certification of Co-Chief Executive Officer pursuant to Section
        302 of the Sarbanes-Oxley Act of 2002
|31.3 | Certification of Chief Financial Officer pursuant to Section
        302 of the Sarbanes-Oxley Act of 2002   







19