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                                 UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
 
                             WASHINGTON, D.C. 20549
 
                           --------------------------
 
                                   FORM 10-K
 
             /X/  ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(D) OF
                      THE SECURITIES EXCHANGE ACT OF 1934
 
                    FOR THE FISCAL YEAR ENDED JUNE 30, 1998
                                       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 1-8122.
 
                           --------------------------
 
                             GRUBB & ELLIS COMPANY
 
             (Exact name of registrant as specified in its charter)
 
<TABLE>
<S>                              <C>
           DELAWARE                    94-1424307
(State or other jurisdiction of      (IRS Employer
incorporation or organization)    Identification No.)
</TABLE>
 
                         2215 SANDERS ROAD, SUITE 400,
                              NORTHBROOK IL, 60062
             -----------------------------------------------------
              (Address of principal executive offices) (Zip Code)
 
                                 (847) 753-7500
             -----------------------------------------------------
              (Registrant's telephone number, including area code)
 
          Securities registered pursuant to Section 12(b) of the Act:
 
<TABLE>
<CAPTION>
TITLE OF EACH CLASS     NAME OF EACH EXCHANGE ON WHICH REGISTERED
--------------------  ----------------------------------------------
<S>                   <C>
    Common Stock                 New York Stock Exchange
                                     Pacific Exchange
</TABLE>
 
                           --------------------------
 
        Securities registered pursuant to Section 12(g) of the Act: None
 
    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 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 registrant's knowledge, in its definitive proxy or information
statements incorporated by reference in Part III of this Form 10-K or any
amendment to this Form 10-K.  / /
 
    The aggregate market value of voting common stock held by non-affiliates of
the registrant as of August 20, 1998 was approximately $57,532,000.
 
    The number of shares outstanding of the registrant's common stock as of
August 20, 1998 was 19,722,721 shares.
 
                      DOCUMENTS INCORPORATED BY REFERENCE
 
    Portions of the Registrant's definitive proxy statement to be filed pursuant
to Regulation 14A no later than 120 days after the end of the fiscal year (June
30, 1998) are incorporated by reference into Part III of this Report.
 
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<PAGE>
                             GRUBB & ELLIS COMPANY
                                   FORM 10-K
                               TABLE OF CONTENTS
 
<TABLE>
<CAPTION>
                                                                                                                PAGE
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<S>                    <C>                                                                                   <C>
COVER PAGE                                                                                                            1
TABLE OF CONTENTS                                                                                                     2
 
Part I.
  Item 1.              Business                                                                                       3
  Item 2.              Properties                                                                                     5
  Item 3.              Legal Proceedings                                                                              5
  Item 4.              Submission of Matters to a Vote of Security Holders                                            5
 
Part II.
  Item 5.              Market for the Registrant's Common Equity and Related Stockholder Matters                      6
  Item 6.              Selected Financial Data                                                                        7
  Item 7.              Management's Discussion and Analysis of Financial Condition and Results of                     8
                         Operations
  Item 7A.             Quantitative and Qualitative Disclosures About Market Risk                                    13
  Item 8.              Financial Statements and Supplementary Data                                                   14
  Item 9.              Changes in and Disagreements with Accountants on Accounting and Financial Disclosure          35
 
Part III.
  Item 10.             Directors and Executive Officers of the Registrant                                            36
  Item 11.             Executive Compensation                                                                        36
  Item 12.             Security Ownership of Certain Beneficial Owners and Management                                36
  Item 13.             Certain Relationships and Related Transactions                                                36
 
Part IV.
  Item 14.             Exhibits, Financial Statement Schedules, and Reports on Form 8-K                              37
 
SIGNATURES                                                                                                           41
EXHIBIT INDEX
</TABLE>
 
                                       2
<PAGE>
                             GRUBB & ELLIS COMPANY
                                     PART I
                            ------------------------
 
ITEM 1. BUSINESS
  GENERAL
 
    Grubb & Ellis Company, a Delaware corporation organized in 1980, is the
successor by merger to a real estate brokerage company first established in
California in 1958. Grubb & Ellis Company and its wholly owned subsidiaries (the
"Company") is a full service commercial real estate company that provides
services to real estate owners/investors and tenants including transaction
services and property and facilities management. Additionally, the Company
provides consulting and strategic services with respect to commercial real
estate. The Company is one of the nation's largest publicly traded commercial
real estate firms, based on total revenues.
 
    Property and facilities management services are provided by Grubb & Ellis
Management Services, Inc. ("GEMS"), a wholly owned subsidiary of the Company
since January 24, 1996 (prior to which time GEMS was a majority owned
subsidiary). GEMS had approximately 125 million square feet of property under
management as of June 30, 1998.
 
    Currently, the Company has approximately 4,400 professionals and staff, with
offices and affiliates in 87 markets throughout the United States.
Internationally, the Company serves the needs of its multinational clients
through its European headquarters in London.
 
STRATEGIC INITIATIVES
 
    In fiscal 1998, the Company continued several initiatives it launched in
fiscal 1997 which were designed to help meet its goal of enhancing the quality
of its service lines and expanding and diversifying sources of revenue beyond
traditional commercial brokerage. The Company continued to build its Corporate
Services Group and Institutional Services Group, which utilize a relationship
management system to allow the Company to respond to the increasing demand from
major corporate and institutional clients for expanded services through a single
point of contact. The Company also expanded its national affiliate program,
which has enabled it to enter markets where it previously did not have a formal
presence and to better meet the multi-market needs of national clients.
Currently, the Company has formed alliances with 22 real estate services firms
with a presence in 25 geographic or metropolitan markets in the United States.
The Company has also invested in technology systems designed to provide a stable
platform for growth and to efficiently deliver and share data with clients.
Among them is what the Company believes to be a state-of-the-art, company-wide
information sharing and research network which enables its professional staff
across all offices to work more efficiently, access the latest market
intelligence, and more fully address clients' needs.
 
    Since April 1998, the Company also completed six acquisitions that reinforce
its strategy of increasing its transaction and management presence in key
markets. Those acquisitions included: White Commercial Real Estate, a Northern
California industrial real estate firm with 11 transaction professionals; Crane
Realty & Management Co. and LaCagnina & Associates, two property management
firms in Southern California with a total of 8.5 million square feet under
management; Aequus Property Management Company, a San Antonio commercial real
estate services firm with nine transaction professionals and 2.5 million square
feet under management; Eagle Western Management Company, a Phoenix property
management firm with 8 million square feet of property under management; and
Bishop Hawk, Inc., a Northern California real estate services firm with more
than 70 transaction professionals.
 
                                       3
<PAGE>
ORGANIZATION
 
    The Company is organized to provide the following real estate related
services:
 
TRANSACTION SERVICES
 
    The Company represents the interests of tenants, owners, buyers or sellers
in leasing, acquisition and disposition transactions. These transactions involve
various types of commercial real estate, including office, industrial, retail
and land. Historically, these services have represented a significant portion of
the Company's revenue, and in fiscal year 1998 represented 87% of the Company's
total revenue. In addition, the Company delivers consulting and strategic
planning services to its clients, including site selection, feasibility studies,
exit strategies, market forecasts, appraisals and demographics and research
services.
 
MANAGEMENT SERVICES
 
    GEMS provides comprehensive property management, leasing and related
services for properties owned primarily by institutional investors, along with
facilities management services for corporate users. Related services include
construction management, agency leasing, lease administration, business services
and engineering services. In fiscal year 1998, these services represented the
remaining 13% of the Company's total revenues.
 
COMPETITION
 
    The Company competes in a variety of service disciplines within the
commercial real estate industry. Each of these business areas is highly
competitive on a national as well as local level. The Company faces competition
not only from other real estate service providers, but also from accounting and
appraisal firms and self managed real estate investment trusts. Due to the
relative strength and longevity of the Company's position in the markets in
which it presently operates, its ability to offer clients a range of real estate
services on a local, regional and national basis, decreased competition in
certain markets and the Company's improved capital base, the Company believes
that it can operate successfully in the future in this highly competitive
industry, although there can be no assurances in this regard.
 
ENVIRONMENTAL REGULATION
 
    A number of states and localities have adopted laws and regulations imposing
environmental controls, disclosure rules and zoning restrictions which have
impacted the management, development, use, and/or sale of real estate. Such laws
and regulations tend to discourage sales and leasing activities and mortgage
lending with respect to some properties, and may therefore adversely affect the
Company. Failure of the Company to disclose environmental issues in connection
with a real estate transaction may subject the Company to liability to a buyer
or lessee of property. Property management services also could subject the
Company to environmental liabilities pursuant to applicable laws and contractual
obligations to property owners. Insurance for such matters may not be available.
Additionally, new or modified environmental regulations could develop in a
manner which have not, but could adversely affect the Company's transaction and
management services. The Company's financial results and competitive position
for the fiscal year 1998 have not been materially impacted by its compliance
with environmental laws or regulations, and no material capital expenditures
relating to such compliance are planned.
 
SEASONALITY
 
    The Company has typically experienced its lowest quarterly revenue in the
quarter ending March 31 of each year with higher and more consistent revenue in
the quarters ending June 30 and September 30. The quarter ending December 31 has
historically provided the highest quarterly level of revenue due to increased
activity caused by the desire of clients to complete transactions by calendar
year-end. Revenue in
 
                                       4
<PAGE>
any given quarter during the years ended June 30, 1998, 1997 and 1996, as a
percentage of total annual revenue, ranged from a high of 31.2% to a low of
19.1%.
 
SERVICE MARKS
 
    The Company has registered tradenames and service marks for the "Grubb &
Ellis" name and logo. The right to use the "Grubb & Ellis" name is considered an
important asset of the Company, and the Company actively defends and enforces
such service marks.
 
REAL ESTATE MARKETS
 
    The Company's business is highly dependent on the commercial real estate
markets, which in turn are impacted by such factors as the general economy,
interest rates and demand for real estate in local markets. Changes in one or
more of these factors could either favorably or unfavorably impact the volume of
transactions and prices or lease terms for real estate. Consequently, the
Company's revenues from brokerage commissions and property management fees,
operating results, cash flow and financial condition would also be impacted by
changes in these factors.
 
ITEM 2. PROPERTIES
 
    The Company leases all of its office space. The terms of the leases vary
depending on the size and location of the office. As of June 30, 1998, the
Company leased approximately 600,000 square feet of office space in 70 locations
under leases which expire at various dates through November 30, 2005. For those
leases which are not renewable, the Company believes there is adequate
alternative office space available at acceptable rental rates to meet its needs,
although there can be no assurances in this regard. For further information, see
Note 9 of the Notes to Consolidated Financial Statements under Item 8 of this
Report.
 
ITEM 3. LEGAL PROCEEDINGS
 
    The information called for by Item 3 is included in Note 9 of the Notes to
Consolidated Financial Statements under Item 8 of this Report.
 
ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
 
    No matters were submitted to a vote of security holders during the fourth
quarter of fiscal year 1998.
 
                                       5
<PAGE>
                             GRUBB & ELLIS COMPANY
                                    PART II
                            ------------------------
 
ITEM 5. MARKET FOR THE REGISTRANT'S COMMON EQUITY AND RELATED STOCKHOLDER
  MATTERS
 
    The principal markets for the Company's common stock are the New York Stock
Exchange ("NYSE") and the Pacific Exchange. The following table sets forth the
high and low sales prices of the Company's common stock on the NYSE for each
quarter of the years ended June 30, 1998 and 1997.
 
<TABLE>
<CAPTION>
                                1998                1997
                          -----------------   -----------------
                           HIGH       LOW      HIGH       LOW
                          -------   -------   -------   -------
<S>                       <C>       <C>       <C>       <C>
First Quarter...........  $17       $12 13/16 $ 4 3/4   $ 3 1/4
Second Quarter..........   17 3/16   12 3/16    4 3/4     4
Third Quarter...........   16 3/8    10 1/8    10 1/8     4 1/4
Fourth Quarter..........   15 3/8    10 1/8    17 1/8     9
</TABLE>
 
    As of August 20, 1998, there were 2,220 registered holders of the Company's
common stock and 19,722,721 shares of common stock outstanding, of which
14,580,426 were held by persons who may be considered "affiliates" of the
Company, as defined in Federal securities regulations. Sales of substantial
amounts of common stock, including shares issued upon the exercise of warrants
or options held by affiliates (see Note 7 of the Notes to Consolidated Financial
Statements in Item 8 of this Report), or the perception that such sales might
occur, could adversely affect prevailing market prices for the common stock.
 
    No cash dividends were declared on the Company's common or preferred stock
during the fiscal years ended June 30, 1998 or 1997, and the Company does not
anticipate paying cash dividends in the foreseeable future. The Company is
prohibited from paying dividends on its common stock by the terms of its
revolving credit facility. See "Liquidity and Capital Resources" under Item 7 of
this Report and Note 5 of the Notes to Consolidated Financial Statements under
Item 8 of this Report. The Company's preferred stock was either retired or
converted to common stock by February 1997.
 
                                       6
<PAGE>
ITEM 6. SELECTED FINANCIAL DATA
 
    Five Year Comparison of Selected Financial and Other Data for the Company:
 
<TABLE>
<CAPTION>
                                               1998           1997           1996          1995          1994
                                           -------------  -------------  ------------  ------------  ------------
                                                    (IN THOUSANDS, EXCEPT PER SHARE AMOUNTS AND SHARES)
<S>                                        <C>            <C>            <C>           <C>           <C>
Total revenue............................  $     282,834  $     228,630  $    193,728  $    185,784  $    185,182
Net income (loss)........................         21,506         19,010         2,102         1,556       (17,540)
Dividends applicable to preferred
  stockholders:
  Accretion of liquidation preference....             --             --            --          (877)       (2,494)
  Dividends in arrears...................             --         (1,431)       (3,012)       (1,862)           --
Provision for income taxes...............           (447)          (372)         (198)         (448)         (597)
Reduction in deferred tax asset valuation
  allowance..............................          6,504          3,220            --            --            --
Net income (loss) applicable to common
  stockholders...........................         21,506         17,579          (910)       (1,183)      (20,034)
Net income (loss) per
  common share
  -- Basic...............................           1.10           1.22          (.10)         (.16)        (4.92)
  -- Diluted.............................            .98            .97          (.10)         (.16)        (4.92)
Weighted average common shares
  -- Basic...............................     19,607,352     14,429,971     8,870,720     7,271,257     4,073,715
  -- Diluted.............................     22,043,920     19,567,635     8,870,720     7,271,257     4,073,715
OTHER DATA:
EBITDA (2)...............................  $      19,118  $      17,629  $      7,418  $      4,427  $        841
</TABLE>
 
------------------------
 
(1) Net income (loss) and per share data reported on the above table reflect
    other non-recurring expenses in the amounts of $2.4 million and $13.2
    million for the fiscal years ended June 30, 1997 and 1994, respectively.
    Other non-recurring income of $462,000 and $2.6 million is included in the
    results for the fiscal years ended June 30, 1996 and 1995, respectively. Net
    income for the year ended June 30, 1997 includes $5.4 million in
    extraordinary gain, net of taxes, on the extinguishment of debt. For
    information regarding comparability of this data as it may relate to future
    periods, see discussion in Item 7, Management's Discussion and Analysis of
    Financial Condition and Results of Operations" and Note 10 of the Notes to
    Consolidated Financial Statements.
 
(2) The Company defines EBITDA as earnings before interest expense, income
    taxes, depreciation and amortization, adjusted to exclude other
    non-recurring income and expense and extraordinary items, which may not be
    comparable to measures of the same title reported by other companies.
 
                                       7
<PAGE>
 
<TABLE>
<CAPTION>
                                                                    AS OF JUNE 30,                  (UNAUDITED)
                                       -------------------------------------------------------------------------
                                                                                                   -------------
                                           1998           1997           1996           1995           1994
                                       -------------  -------------  -------------  -------------  -------------
                                            (IN THOUSANDS, EXCEPT PER SHARE AMOUNTS, SHARES AND STAFF DATA)
<S>                                    <C>            <C>            <C>            <C>            <C>
CONSOLIDATED BALANCE SHEET DATA:
Total assets.........................  $      63,518  $      36,696  $      29,658  $      29,741  $      32,142
Working capital (deficit)............         15,822         16,985          8,064          5,051        (14,308)
Long-term debt.......................             --             --         27,514         26,328         16,402
Other long-term liabilities..........         10,577         12,700         14,948         14,668         15,990
Redeemable convertible preferred
  stock..............................             --             --             --             --         31,308
Stockholders' equity (deficit).......         35,414         12,923        (27,475)       (29,793)       (73,538)
Book value per common share..........           1.80            .66          (3.08)         (3.38)        (17.87)
Common shares outstanding............     19,721,056     19,509,952      8,916,415      8,810,220      4,114,549
</TABLE>
 
ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
  OF OPERATIONS
 
                   NOTE REGARDING FORWARD-LOOKING STATEMENTS
 
    This Annual Report on Form 10-K contains forward-looking statements
regarding, among other things, future revenue growth, income and changes in
expense levels. These statements are subject to known and unknown risks,
uncertainties and other factors that may cause the Company's actual results and
performance in future periods to be materially different from any future results
or performance suggested by these statements. Such factors, which could
adversely affect the Company's ability to obtain these results include, among
other things, (i) the volume of transactions and prices for real estate in the
real estate markets generally, (ii) a general or regional economic downturn
which could create a recession in the real estate markets, (iii) the Company's
debt level and its ability to make interest and principal payments, (iv) an
increase in expenses related to new initiatives, investments in people and
technology, and service improvements, (v) the success of new initiatives and
investments, (vi) the impact of year 2000 technology issues, and (vii) other
factors described elsewhere in this Annual Report.
 
                             RESULTS OF OPERATIONS
 
OVERVIEW
 
    The Company reported net income of $21.5 million for the year ended June 30,
1998, and made continued progress toward implementing the strategic initiatives
announced in fiscal 1997.
 
    The Company's transaction services fees, fueled by a continued strong
economy and commercial real estate markets, increased to $247.0 million in
fiscal year 1998, 22.7% higher than fiscal year 1997. This growth was also
impacted by the Company's continued development of its Institutional Services
Group and Corporate Services Group which provide value-added services for
multi-market real estate investors and owners, delivered through a single point
of contact. The Company also increased the number of firms participating in the
national affiliates program, currently having relationships with 22 independent
real estate services firms with a presence in 25 geographic or metropolitan
markets in the United States.
 
FISCAL YEAR 1998 COMPARED TO FISCAL YEAR 1997
REVENUE
 
    The Company's revenue is derived principally from transaction services fees
related to commercial real estate, including transaction commissions and asset
management, appraisal and consulting fees.
 
                                       8
<PAGE>
Management services fees are generated from property and facilities management
services, along with agency leasing commissions and construction management
fees.
 
    Total revenue for fiscal year 1998 was $282.8 million, an increase of 23.7%
over revenue of $228.6 million for fiscal year 1997, reflecting continued strong
real estate markets and increased business activity across the Company's service
lines. This improvement related primarily to a $45.7 million, or 22.7%, increase
in transaction services fees. Management services fees of $35.8 million for
fiscal year 1998 increased by $8.6 million, or 31.4%, as a result of increased
activity in property and facilities management and business services.
 
COST AND EXPENSES
 
    Transaction services commission expense is the Company's major expense and
bears a direct relationship to transaction services revenues, which include
transaction services commission revenue and other related fees. As a percentage
of these revenues, related commission expense increased slightly, due to higher
participation percentages attributable to higher production levels, and higher
costs related to guaranteed participation amounts for newly hired professionals.
 
    Total costs and expenses, other than transaction services commissions and
other non-recurring expenses, increased by $26.4 million, or 26.0%, for fiscal
year 1998 compared to fiscal year 1997. These increases were due in part to
additional expenditures related to staffing and implementing the Company's
Corporate Services Group and Institutional Services Group initiatives. In
addition, the Company has incurred additional variable operating costs
associated with increases in its transaction and management services businesses.
 
    Other non-recurring expenses for fiscal year 1997 resulted primarily from
incremental non-recurring costs related to the relocation of the Company's
corporate headquarters from San Francisco, California to Northbrook, Illinois.
 
    The repayment of the Company's long-term debt during fiscal year 1997,
resulted in a decrease in interest expense of $1.3 million. Interest expense
incurred in fiscal year 1998 was the result of seller financing related to
business acquisitions in that year.
 
INCOME TAXES
 
    As of June 30, 1998, the Company had gross deferred tax assets of $15.9
million, with $9.7 million of the deferred tax assets relating to net operating
loss and tax credit carryforwards which will be available to offset future
taxable income through 2010. The Company has recorded a valuation allowance for
$5.6 million against the deferred tax assets as of June 30, 1998 and will
continue to do so until such time as management believes that it is more likely
than not that the Company will generate taxable income sufficient to realize
such tax benefits. The Company recognized a $6.5 million deferred tax benefit
during fiscal 1998 which represented a partial reduction of the valuation
allowance for the net deferred tax assets. Management believes that, due to
favorable economic conditions, the elimination of long-term debt and the recent
trend of earnings, it is more likely than not that the Company will generate
sufficient future taxable income to realize the net deferred tax assets.
Although uncertainties exist as to these events, the Company will continue to
review its operations periodically to assess whether its deferred tax assets may
be realized. See Note 6 of Notes to Consolidated Financial Statements in Item 8
of this Report for additional information.
 
    GEMS has been included in the Company's consolidated tax return beginning
with calendar year 1996, due to the Company's purchase of the minority interest
in GEMS in January 1996, as described in Note 1 of the Notes to Consolidated
Financial Statements in Item 8 of this Report.
 
                                       9
<PAGE>
NET INCOME
 
    Net income for fiscal year 1998 was $21.5 million, or $.98 per common share
on a diluted basis, as compared to net income of $19.0 million, or $.97 per
common share for fiscal year 1997. The Company generated basic earnings per
share of $1.10 and $1.22 in fiscal years 1998 and 1997, respectively. Included
in net income were deferred tax benefits of $6.5 million and $3.2 million for
fiscal years 1998 and 1997, respectively. Net income for the prior year also
included non-recurring charges of $2.4 million related primarily to the
corporate headquarters relocation and a $5.4 million extraordinary gain on the
extinguishment of debt in connection with the financing transactions which
occurred in fiscal 1997.
 
STOCKHOLDERS' EQUITY
 
    During fiscal year 1998, stockholders' equity increased $22.5 million to
$35.4 million from $12.9 million at June 30, 1997. In addition to net income of
$21.5 million for fiscal year 1998, the Company received $985,000 from the sale
of common stock under its stock option plans and employee stock purchase plan.
See Note 7 of Notes to Consolidated Financial Statements in Item 8 of this
Report for additional information. The book value per common share issued and
outstanding increased to $1.80 at June 30, 1998 from $.66 at June 30, 1997.
 
FISCAL YEAR 1997 COMPARED TO FISCAL YEAR 1996
 
REVENUE
 
    Total revenue for fiscal year 1997 was $228.6 million, an increase of $34.9
million or 18.0% over fiscal year 1996, reflecting a continued strong national
economy, robust commercial real estate markets and increased business activity
across the Company's service lines. This improvement related primarily to a
$34.1 million increase in transaction services fees over fiscal year 1996.
Management services fees of $27.2 million for fiscal year 1997 increased by
$802,000, or 3.0%, as a result of increased activity in business services and
property and facilities management fees.
 
COSTS AND EXPENSES
 
    As a percentage of transaction services fees, related transaction services
commission expense remained relatively unchanged for fiscal year 1997 as
compared to fiscal year 1996.
 
    Total costs and expenses, other than transaction services commission expense
and other non-recurring expenses, increased by $5.8 million, or 6.1%, for fiscal
year 1997 compared to fiscal year 1996. The increase in costs and expenses was
primarily attributable to the $7.5 million increase in salary and wages.
Approximately $2.2 million of this increase was due to a reduction in reserves
in fiscal year 1996 related to partially self-insured employee benefit programs.
The balance of the increase was due to (a) the hiring costs and salaries related
to additional senior level executives for the Institutional Services Group and
Corporate Services Group, (b) increased salary cost (as opposed to participation
expense) related to salary guarantees provided to District and Sales Managers in
their initial year of service and (c) the impact of normal annual salary
increases and incentive bonuses.
 
    Other non-recurring expenses of $2.4 million in fiscal year 1997 consist
primarily of costs related to the relocation of the Company's corporate
headquarters from San Francisco, California to Northbrook, Illinois.
 
    Interest expense decreased by $1.6 million, or 52%, resulting from the
repayment of the Company's long-term debt in two installments during December
1996 and January 1997. The terms of the repayment also provided for a portion of
the debt to be forgiven. As a result, the Company recognized an extraordinary
gain of $5.4 million, net of taxes, in fiscal year 1997 related to this
extinguishment of debt.
 
                                       10
<PAGE>
INCOME TAXES
 
    As of June 30, 1997, the Company had deferred tax assets of $19.5 million,
with $12.0 million of the deferred tax assets relating to tax net operating loss
and credit carryforwards which will be available to offset future taxable income
through 2010. The Company recorded a valuation allowance for $16.3 million
against the deferred tax assets as of June 30, 1997. The Company recognized a
$3.2 million deferred tax benefit during fiscal 1997 which represented a partial
reduction of the valuation allowance.
 
NET INCOME
 
    The Company reported net income of $19.0 million and $2.1 million for fiscal
years 1997 and 1996, respectively. Net income for fiscal year 1997 included
non-recurring expenses, a deferred tax benefit and an extraordinary gain, all of
which, when netted, totaled $6.2 million, while net income for fiscal year 1996
included non-recurring income of $462,000. Excluding the effect of these items,
net income in fiscal year 1997 was $12.8 million as compared to $1.6 million for
fiscal year 1996.
 
    The accrued and undeclared dividends on the Company's convertible senior and
junior preferred stock totaled $1.4 million in fiscal year 1997, prior to the
conversion or retirement of all such stock in December 1996, and $3.0 million in
fiscal year 1996. Earnings per common share, including such accrued dividends,
of $1.22 and $.97 on a basic and diluted basis, respectively, were earned in
fiscal year 1997, as compared to a loss of $.10 per share on both a basic and
diluted basis in fiscal year 1996.
 
STOCKHOLDERS' EQUITY (DEFICIT)
 
    During fiscal year 1997, stockholders' equity increased $40.4 million to
$12.9 million from a deficit of $27.5 million at June 30, 1996. In addition to
net income of $19.0 million for fiscal year 1997, the Company received $21.0
million, net of related costs, in connection with two common stock transactions
that raised new capital from two strategic investors. See Note 5 of Notes to
Consolidated Financial Statements in Item 8 of this Report for additional
information. The book value per common share issued and outstanding increased to
$.66 at June 30, 1997 from $(3.08) at June 30, 1996.
 
                        LIQUIDITY AND CAPITAL RESOURCES
 
    During fiscal year 1998, cash and cash equivalents decreased by $2.5 million
primarily as a result of cash used in investing activities of $17.8 million,
offset by cash provided by operating activities of $14.5 million and financing
activities of $.8 million. Net cash provided by operating activities was
negatively impacted by an increase in accounts receivable, resulting from the
Company's higher revenue levels in fiscal 1998. Net cash used in investing
activities related to cash paid in connection with business acquisitions of $7.6
million, primarily in the fourth quarter of fiscal year 1998, and $10.2 million
of technology infrastructure investments and purchases of other equipment and
leasehold improvements. Net cash provided by financing activities related to
cash generated from stock option exercises and employee stock purchases, offset
by minor financing fees on the Company's credit facility.
 
    During fiscal year 1998, working capital decreased by $1.2 million to $15.8
million primarily as a result of the decrease in cash of $2.5 million along with
seller financing of $2.8 million the Company incurred related to business
acquisitions in fiscal year 1998. These decreases in working capital were
partially offset by increases in deferred tax assets of $2.4 million and net
remaining current assets and liabilities of $1.7 million.
 
    The Company believes that its short-term and long-term operating cash
requirements will be met by operating cash flow. In addition, on January 26,
1998, the Company amended its credit agreement, by adding an additional bank and
expanding the credit facility available for general corporate purposes and
acquisitions to $35 million from $15 million. Payment terms and maturities
remained relatively unchanged,
 
                                       11
<PAGE>
although certain restrictive covenants were eliminated or modified. Currently,
the Company has no outstanding borrowings under the credit facility.
 
    To the extent that the Company's cash requirements are not met by operating
cash flow or borrowings under its credit facility, in the event of adverse
economic conditions or other unfavorable events, the Company may find it
necessary to reduce expenditure levels or undertake other actions as may be
appropriate under the circumstances.
 
    The Company completed the acquisition of White Commercial Real Estate in
March 1998, La Cagnina & Associates, Inc. and Crane Realty & Management Co. in
April 1998, Aequus Property Management Company in May 1998, Eagle Western
Management Company in June 1998 and Bishop Hawk, Inc. in July 1998 (See Note 12
of Notes to Consolidated Financial Statements in Item 8 of this Report for
additional information). The Company will continue to explore strategic
acquisition opportunities that have the potential to broaden its geographic
reach, increase its market share to a significant portion and/or expand the
depth of its current lines of business. The sources of consideration for such
acquisitions could be cash, the Company's current credit facility, new debt,
and/or the issuance of stock. Although it is the Company's intent to actively
pursue this strategy, no assurances can be made that any new acquisitions will
occur.
 
YEAR 2000 ISSUES
 
    During fiscal years 1997 and 1998, the Company significantly increased its
investment in various technology initiatives. The Company embarked upon these
initiatives to enhance the productivity of its staff and business processes, and
to provide a stable platform to support the Company's future growth. In
addition, this technology improvement plan has replaced most of the Company's
information systems and equipment platforms, including intranet, human
resources, general ledger, accounts payable and transaction services management,
and consequently has brought these systems into compliance with year 2000
requirements. The Company is currently in the process of developing a new
transaction services revenue system, and is completing upgrades to various
remaining servers and desktop computers. The Company expects all of these
initiatives to be completed, and consequently to achieve related year 2000
requirements, by the end of fiscal year 1999. The Company has made capital
expenditures totaling $6.6 million through August 1998 related to these systems,
and currently expects to invest an additional $1.4 million over the next sixteen
months to complete its technology plan, of which $900,000 relates to software
development and $500,000 to equipment upgrades. Management of the Company
believes it has an effective program in place relating to its internal
information systems to resolve the year 2000 issue in a timely manner.
 
    The Company is also assessing its exposure to year 2000 issues other than
those related to internal information systems, including issues related to third
party vendors, in order to develop an appropriate plan (including contingencies
to address these risks). In addition to its own information systems, the
Company's year 2000 plan includes consideration of building systems in
properties managed by GEMS (as well as the Company's facilities), client
accounting systems for GEMS clients, and telecommunications systems. The Company
completed an initial evaluation of its telecommunication systems and is engaging
a consultant to assist in determining how to cost-effectively upgrade or replace
non-compliant telephone, voice mail, facsimile and other telecommunications
equipment. The Company will face business interruption risk if
telecommunications are suspended as a result of a year 2000 issue. GEMS is
working with its clients (building owners) to gather information on the year
2000 readiness of building systems such as security, elevator and HVAC. For
client accounting, GEMS is evaluating all its hardware, software and operating
systems, and non-compliant equipment will be upgraded or replaced. GEMS has
surveyed the vendors of its client accounting software and is working with its
clients as well as these vendors to address these systems in a timely fashion.
 
                                       12
<PAGE>
    The Company is currently developing a contingency plan to address any risks
associated with the Company not completing its plan before the year 2000. Since
the Company cannot anticipate all possible future outcomes of the year 2000
problem, nor predict the readiness of entities with which it transacts business,
there can be no assurance these events will not have a material adverse effect
on the Company's business, financial condition, results of operations or cash
flows.
 
DIVIDENDS
 
    The Company's revolving credit facility contains certain restrictive
covenants including the prohibition of the payment of dividends, restrictions on
acquisitions, dispositions of assets, indebtedness, liens, investments, the
extension of credit and the issuance of certain types of preferred stock, and
the maintenance of a certain ratio of debt to cash flow. As of June 30, 1998,
the Company was in compliance with, or had received waivers with respect to, all
covenants of the credit facility. The Company is currently seeking modifications
to the credit facility to enhance its flexibility in conducting business
operations in relation to the credit facility. See Note 5 of Notes to
Consolidated Financial Statements in Item 8 of this Report for additional
information.
 
ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
 
    The Company considered the provision of Financial Reporting Release No. 48
"Disclosure of Accounting Policies for Derivative Financial Instruments and
Derivative Commodity Instruments, and Disclosure of Quantitative and Qualitative
Information about Market Risk Inherent in Derivative Financial Instruments,
Other Financial Instruments and Derivative Commodity Instruments". The Company
had no holdings of derivative financial or commodity instruments at June 30,
1998. A review of the Company's other financial instruments and risk exposures
at that date revealed that the Company had exposure to interest rate risk. The
Company utilized sensitivity analyses to assess the potential effect of this
risk and concluded that near-term changes in interest rates should not
materially adversely affect the Company's financial position, results of
operations or cash flows.
 
                                       13
<PAGE>
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
 
                           REPORT OF INDEPENDENT AUDITORS
 
The Board of Directors and Stockholders
 
Grubb & Ellis Company
 
    We have audited the accompanying consolidated balance sheets of Grubb &
Ellis Company as of June 30, 1998 and 1997, and the related consolidated
statements of operations, stockholders' equity, and cash flows for each of the
three years in the period ended June 30, 1998. These financial statements are
the responsibility of the Company's management. Our responsibility is to express
an opinion on these financial statements based on our audits.
 
    We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.
 
    In our opinion, the consolidated financial statements referred to above
present fairly, in all material respects, the consolidated financial position of
Grubb & Ellis Company at June 30, 1998 and 1997, and the consolidated results of
its operations and its cash flows for each of the three years in the period
ended June 30, 1998, in conformity with generally accepted accounting
principles.
 
                                          ERNST & YOUNG LLP
 
Chicago, Illinois
August 21, 1998
 
                                       14
<PAGE>
                             GRUBB & ELLIS COMPANY
 
                          CONSOLIDATED BALANCE SHEETS
 
                             JUNE 30, 1998 AND 1997
 
                       (IN THOUSANDS, EXCEPT SHARE DATA)
 
                                     ASSETS
 
<TABLE>
<CAPTION>
                                                                                               1998        1997
                                                                                            ----------  ----------
<S>                                                                                         <C>         <C>
Current assets:
  Cash and cash equivalents...............................................................  $   14,251  $   16,790
  Service fees receivable, net............................................................       8,006       4,549
  Other receivables.......................................................................       2,329       2,242
  Prepaids and other assets...............................................................       3,179       1,257
  Deferred tax assets.....................................................................       5,584       3,220
                                                                                            ----------  ----------
        Total current assets..............................................................      33,349      28,058
Noncurrent assets:
  Equipment, software and leasehold improvements, net.....................................      13,152       5,988
  Goodwill, net...........................................................................      10,578         320
  Deferred tax assets, net................................................................       4,140          --
  Other assets............................................................................       2,299       2,330
                                                                                            ----------  ----------
        Total assets......................................................................  $   63,518  $   36,696
                                                                                            ----------  ----------
                                                                                            ----------  ----------
                                       LIABILITIES AND STOCKHOLDERS' EQUITY
Current liabilities:
  Accounts payable........................................................................  $    3,845  $    3,021
  Acquisition indebtedness................................................................       2,807          --
  Compensation and employee benefits payable..............................................       6,948       4,568
  Other accrued expenses..................................................................       3,927       3,484
                                                                                            ----------  ----------
        Total current liabilities.........................................................      17,527      11,073
Long-term liabilities:
  Accrued claims and settlements..........................................................       9,041      10,512
  Other liabilities.......................................................................       1,536       2,188
                                                                                            ----------  ----------
        Total liabilities.................................................................      28,104      23,773
                                                                                            ----------  ----------
Stockholders' equity:
  Common stock, $.01 par value: 50,000,000 and 25,000,000 shares authorized and 19,721,056
    and 19,509,952 shares issued and outstanding at June 30, 1998 and 1997,
    respectively..........................................................................         198         196
  Additional paid-in-capital..............................................................     111,562     110,579
  Retained earnings (deficit).............................................................     (76,346)    (97,852)
                                                                                            ----------  ----------
        Total stockholders' equity........................................................      35,414      12,923
                                                                                            ----------  ----------
        Total liabilities and stockholders' equity........................................  $   63,518  $   36,696
                                                                                            ----------  ----------
                                                                                            ----------  ----------
</TABLE>
 
   The accompanying notes are an integral part of the consolidated financial
                                  statements.
 
                                       15
<PAGE>
                             GRUBB & ELLIS COMPANY
 
                     CONSOLIDATED STATEMENTS OF OPERATIONS
 
                FOR THE YEARS ENDED JUNE 30, 1998, 1997 AND 1996
 
                       (IN THOUSANDS, EXCEPT SHARE DATA)
 
<TABLE>
<CAPTION>
                                                                           1998          1997          1996
                                                                       ------------  ------------  ------------
<S>                                                                    <C>           <C>           <C>
Revenue:
  Transaction services fees..........................................  $    247,040  $    201,389  $    167,289
  Management services fees...........................................        35,794        27,241        26,439
                                                                       ------------  ------------  ------------
        Total revenue................................................       282,834       228,630       193,728
                                                                       ------------  ------------  ------------
Costs and expenses:
  Transaction services commissions...................................       140,457       113,460        95,037
  Salaries and wages.................................................        70,680        55,095        47,562
  Selling, general and administrative................................        53,816        43,567        45,706
  Depreciation and amortization......................................         3,563         2,964         2,546
  Other non-recurring expenses (income)..............................            --         2,431          (462)
                                                                       ------------  ------------  ------------
    Total costs and expenses.........................................       268,516       217,517       190,389
                                                                       ------------  ------------  ------------
        Total operating income.......................................        14,318        11,113         3,339
Other income and expenses:
  Interest income....................................................         1,092           840           689
  Other income, net..................................................           145           281         1,306
  Interest expense...................................................          (106)       (1,453)       (3,034)
                                                                       ------------  ------------  ------------
        Income before income taxes and extraordinary item............        15,449        10,781         2,300
Net benefit (provision) for income taxes.............................         6,057         2,848          (198)
                                                                       ------------  ------------  ------------
Income before extraordinary item.....................................        21,506        13,629         2,102
Extraordinary item -- gain on extinguishment of debt, net of taxes of
  $195...............................................................            --         5,381            --
                                                                       ------------  ------------  ------------
        Net income...................................................  $     21,506  $     19,010  $      2,102
                                                                       ------------  ------------  ------------
                                                                       ------------  ------------  ------------
Net income (loss) applicable to common stockholders, net of
  undeclared dividends earned on preferred stock in the amounts of
  $1,431 and $3,012 for the years ended June 30, 1997 and 1996,
  respectively.......................................................  $     21,506  $     17,579  $       (910)
                                                                       ------------  ------------  ------------
                                                                       ------------  ------------  ------------
Net income (loss) per common share:
Basic --
  -- from operations.................................................  $       1.10  $        .85  $       (.10)
  -- from extraordinary gain.........................................            --           .37            --
                                                                       ------------  ------------  ------------
                                                                       $       1.10  $       1.22  $       (.10)
                                                                       ------------  ------------  ------------
                                                                       ------------  ------------  ------------
  Weighted average common shares outstanding.........................    19,607,352    14,429,971     8,870,720
                                                                       ------------  ------------  ------------
                                                                       ------------  ------------  ------------
Diluted --
  -- from operations.................................................  $        .98  $        .70  $       (.10)
  -- from extraordinary gain.........................................            --           .27            --
                                                                       ------------  ------------  ------------
                                                                       $        .98  $        .97  $       (.10)
                                                                       ------------  ------------  ------------
                                                                       ------------  ------------  ------------
  Weighted average common shares outstanding.........................    22,043,920    19,567,635     8,870,720
                                                                       ------------  ------------  ------------
                                                                       ------------  ------------  ------------
</TABLE>
 
   The accompanying notes are an integral part of the consolidated financial
                                  statements.
 
                                       16
<PAGE>
                             GRUBB & ELLIS COMPANY
 
           CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY (DEFICIT)
 
                FOR THE YEARS ENDED JUNE 30, 1998, 1997 AND 1996
 
                       (IN THOUSANDS, EXCEPT SHARE DATA)
 
<TABLE>
<CAPTION>
                                                           COMMON STOCK                                                TOTAL
                                                     ------------------------               ADDITIONAL   RETAINED   STOCKHOLDERS
                                                     OUTSTANDING                PREFERRED     PAID-IN    EARNINGS      EQUITY
                                                       SHARES       AMOUNT        STOCK       CAPITAL    (DEFICIT)   (DEFICIT)
                                                     -----------  -----------  -----------  -----------  ---------  ------------
<S>                                                  <C>          <C>          <C>          <C>          <C>        <C>
Balance as of June 30, 1995........................   8,810,220    $      89    $  32,143    $  56,939   $(118,964)  $  (29,793)
Employee common stock purchases and exercise of
  common stock options.............................      52,665           --           --          108          --          108
Employee 401(k) plan matching contribution.........      53,530            1           --          107          --          108
Net income.........................................          --           --           --           --       2,102        2,102
                                                     -----------       -----   -----------  -----------  ---------  ------------
Balance as of June 30, 1996........................   8,916,415           90       32,143       57,154    (116,862)     (27,475)
 
Employee common stock purchases and exercise of
  common stock options.............................      72,913            1           --          430          --          431
Issuance of common stock, net of related costs.....   5,000,000           50           --       20,907          --       20,957
Retirement of preferred stock:
  5% Junior Convertible Preferred Stock............          --           --      (14,064)      14,064          --           --
Conversion of preferred stock to common stock:
  12% Senior Convertible Preferred Stock...........   5,168,177           52      (15,945)      15,893          --           --
  5% Junior Convertible Preferred Stock............     352,447            3       (2,134)       2,131          --           --
Net income.........................................          --           --           --           --      19,010       19,010
                                                     -----------       -----   -----------  -----------  ---------  ------------
Balance as of June 30, 1997........................  19,509,952          196           --      110,579     (97,852)      12,923
 
Employee common stock purchases and exercise of
  common stock options.............................     211,104            2           --          983          --          985
Net income.........................................          --           --           --           --      21,506       21,506
                                                     -----------       -----   -----------  -----------  ---------  ------------
Balance as of June 30, 1998........................  19,721,056    $     198    $      --    $ 111,562   $ (76,346)  $   35,414
                                                     -----------       -----   -----------  -----------  ---------  ------------
                                                     -----------       -----   -----------  -----------  ---------  ------------
</TABLE>
 
   The accompanying notes are an integral part of the consolidated financial
                                  statements.
 
                                       17
<PAGE>
                             GRUBB & ELLIS COMPANY
 
                     CONSOLIDATED STATEMENTS OF CASH FLOWS
 
                FOR THE YEARS ENDED JUNE 30, 1998, 1997 AND 1996
 
                                 (IN THOUSANDS)
 
<TABLE>
<CAPTION>
                                                                                     1998       1997       1996
                                                                                  ----------  ---------  ---------
<S>                                                                               <C>         <C>        <C>
Cash Flows from Operating Activities:
Net income......................................................................  $   21,506  $  19,010  $   2,102
Adjustments to reconcile net income to net cash provided by operating
  activities:
  Extraordinary item -- gain on extinguishment of debt, net of tax..............          --     (5,381)        --
  Deferred tax benefit..........................................................      (6,504)    (3,220)        --
  Depreciation and amortization.................................................       3,563      2,964      2,546
  Interest expense on Payment-in-Kind Notes.....................................          --        465      1,606
  Recovery of real estate valuation allowance...................................          --       (425)        --
  Other non-cash charges related to non-recurring income........................          --         --       (462)
  Provision (recovery) for services fees receivable valuation allowances........          96     (1,161)       200
  (Increase) decrease in services fees receivable...............................      (3,469)      (580)     2,306
  (Increase) decrease in prepaids and other assets..............................      (2,340)     2,288        877
  Increase (decrease) in accounts payable.......................................         699        286     (1,595)
  Increase (decrease) in compensation and employee benefits payable.............       2,380       (812)       (38)
  Decrease in accrued claims and settlements....................................      (1,471)    (3,071)    (1,677)
  Decrease in other liabilities.................................................         (19)    (1,847)    (2,435)
                                                                                  ----------  ---------  ---------
        Net cash provided by operating activities...............................      14,441      8,516      3,430
                                                                                  ----------  ---------  ---------
 
Cash Flows from Investing Activities:
Purchases of equipment, software and leasehold improvements.....................     (10,200)    (3,216)    (1,724)
Cash paid for business acquisitions, net of cash acquired.......................      (7,580)        --         --
                                                                                  ----------  ---------  ---------
        Cash used in investing activities.......................................     (17,780)    (3,216)    (1,724)
                                                                                  ----------  ---------  ---------
 
Cash Flows From Financing Activities:
Repayment of long-term debt to related party....................................          --    (23,000)        --
Proceeds from borrowing.........................................................          --         --        400
Proceeds from issuance of common stock, net.....................................         985     21,388         35
Deferred financing fees.........................................................        (185)      (445)        --
                                                                                  ----------  ---------  ---------
        Net cash provided by (used in) financing activities.....................         800     (2,057)       435
                                                                                  ----------  ---------  ---------
 
Net (decrease) increase in cash and cash equivalents............................      (2,539)     3,243      2,141
Cash and equivalents at beginning of the year...................................      16,790     13,547     11,406
                                                                                  ----------  ---------  ---------
Cash and cash equivalents at end of the year....................................  $   14,251  $  16,790  $  13,547
                                                                                  ----------  ---------  ---------
                                                                                  ----------  ---------  ---------
</TABLE>
 
   The accompanying notes are an integral part of the consolidated financial
                                  statements.
 
                                       18
<PAGE>
                             GRUBB & ELLIS COMPANY
 
                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
 
1.  SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
 
(A) THE COMPANY:
 
    Grubb & Ellis Company (the "Company") is a full service commercial real
estate company that provides services to real estate owners/investors and
tenants including transaction services involving leasing, acquisitions and
dispositions, and property and facilities management services. Additionally, the
Company provides consulting and strategic services with respect to commercial
real estate.
 
(B) PRINCIPLES OF CONSOLIDATION:
 
    The consolidated financial statements include the accounts of Grubb & Ellis
Company, its wholly and majority owned and controlled subsidiaries and
controlled partnerships. The Company consolidates Grubb & Ellis Management
Services, Inc. ("GEMS"), which provides property and facilities management
services. All significant intercompany accounts have been eliminated.
 
(C) BASIS OF PRESENTATION:
 
    The financial statements have been prepared in conformity with generally
accepted accounting principles which require management to make estimates and
assumptions that affect the reported amounts of assets and liabilities
(including disclosure of contingent assets and liabilities) at the date of the
financial statements and the reported amounts of revenues and expenses during
the reporting period. Actual results could differ from those estimates.
 
(D) REVENUE RECOGNITION:
 
    Real estate sales commissions are recognized at the earlier of receipt of
payment, close of escrow or transfer of title between buyer and seller. Receipt
of payment occurs at the point at which all Company services have been
performed, title to real property has passed from seller to buyer, if
applicable, and no contingencies exist with respect to entitlement to the
payment. Real estate leasing commissions are recognized at the earlier of
receipt of full payment or partial payment and tenant occupancy, assuming a
lease agreement has been executed and no contingencies exist. All other
commissions and fees are recognized at the time the related services have been
performed by the Company, unless future contingencies exist.
 
(E) COSTS AND EXPENSES:
 
    Real estate transaction and other commission expense is recognized
concurrently with the related revenue. All other costs and expenses are
recognized when incurred.
 
    GEMS incurs certain salaries, wages and benefits in connection with the
property and corporate facilities management services it provides which are in
part reimbursed by the owners of such properties. The following is a summary of
the GEMS total gross and reimbursable salaries, wages and benefits (in
 
                                       19
<PAGE>
                             GRUBB & ELLIS COMPANY
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
1.  SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)
thousands) for the years ended June 30, 1998, 1997 and 1996. The net expense is
included in salaries and wages on the Consolidated Statements of Operations.
 
<TABLE>
<CAPTION>
                                                               1998        1997        1996
                                                            ----------  ----------  ----------
<S>                                                         <C>         <C>         <C>
Gross salaries, wages and benefits........................  $  101,610  $   82,681  $   80,757
Less: reimbursements from property owners.................     (79,333)    (67,051)    (66,310)
                                                            ----------  ----------  ----------
Net salaries, wages and benefits..........................  $   22,277  $   15,630  $   14,447
                                                            ----------  ----------  ----------
                                                            ----------  ----------  ----------
</TABLE>
 
(F) ACCOUNTING FOR STOCK-BASED COMPENSATION:
 
    Statement of Financial Accounting Standards No. 123, "Accounting for
Stock-Based Compensation ("Statement 123") allows companies to either account
for stock-based compensation under the provisions of Statement 123 or under the
provisions of Accounting Principles Bulletin Opinion No. 25 ("APB 25"). The
Company elected to continue accounting for stock based compensation to its
employees under the provisions of APB 25. Accordingly, if the exercise price of
the Company's employee stock options equals or exceeds the fair market value of
the underlying stock on the date of grant, no compensation expense is recognized
by the Company. If the exercise price of an award is less than the fair market
value of the underlying stock at the date of grant, the Company recognizes the
difference as compensation expense over the vesting period of the award. The
Company, however, is required to provide pro forma disclosure as if the fair
value measurement provisions of Statement 123 had been adopted. See Note 7 of
Notes to Consolidated Financial Statements for additional information.
 
(G) INCOME TAXES:
 
    Deferred income taxes are recorded based on enacted statutory rates to
reflect the tax consequences in future years of the differences between the tax
bases of assets and liabilities and their financial reporting amounts. Deferred
tax assets, such as net operating loss carryforwards, which will generate future
tax benefits are recognized to the extent that realization of such benefits
through future taxable earnings or alternative tax strategies is more likely
than not.
 
(H) CASH AND CASH EQUIVALENTS:
 
    Cash and cash equivalents consist of demand deposits and highly liquid
short-term debt instruments with maturities of three months or less from the
date of purchase and are stated at cost.
 
    Cash payments for interest were approximately $127,000, $1.5 million and
$1.4 million for each of the fiscal years ended June 30, 1998, 1997 and 1996,
respectively. Cash payments for income taxes for the fiscal years ended June 30,
1998, 1997 and 1996 were approximately $297,000, $168,000 and $975,000
respectively.
 
(I) EQUIPMENT, SOFTWARE AND LEASEHOLD IMPROVEMENTS:
 
    Equipment, software and leasehold improvements are recorded at cost.
Depreciation of equipment is computed using the straight-line method over their
estimated useful lives ranging from three to seven years. Software costs are
amortized using a straight line method over their estimated useful lives ranging
from three to seven years, while leasehold improvements are amortized using the
straight-line method over
 
                                       20
<PAGE>
                             GRUBB & ELLIS COMPANY
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
1.  SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)
their useful lives not to exceed the terms of the respective leases. Maintenance
and repairs are charged to expense as incurred.
 
(J) GOODWILL
 
    Goodwill, representing the excess of the cost over the net tangible assets
of acquired businesses, is stated at cost and is amortized on a straight line
basis over estimated future periods to be benefited, which range from 15 to 25
years. Accumulated amortization amounted to approximately $338,000 and $134,000
at June 30, 1998 and 1997, respectively.
 
(K) ACCRUED CLAIMS AND SETTLEMENTS:
 
    The Company has maintained partially self-insured programs for errors and
omissions, general liability, workers' compensation and certain employee health
care costs. Reserves for such partially self-insured programs are included in
accrued claims and settlements and compensation and employee benefits payable,
as appropriate. Reserves are based on the aggregate of the liability for
reported claims and an actuarially-based estimate of incurred but not reported
claims.
 
(L) FAIR VALUE OF FINANCIAL INSTRUMENTS:
 
    Statement of Financial Accounting Standards No. 107, "Disclosures about Fair
Value of Financial Instruments," requires disclosure of fair value information
about financial instruments, whether or not recognized in the Consolidated
Balance Sheets. Considerable judgment is required in interpreting market data to
develop estimates of fair value. Accordingly, the estimates presented herein are
not necessarily indicative of the amounts that the Company could realize in a
current market exchange. The use of different market assumptions and/or
estimation methodologies may have a material effect on the estimated fair value
amounts.
 
    The carrying amounts of the Company's financial instruments, which include
cash and cash equivalents, receivables and obligations under accounts payable
and debt instruments, approximate their fair values, based on similar
instruments with similar risks.
 
(M) RECLASSIFICATIONS:
 
    Certain prior year amounts have been reclassified to conform to the current
year presentation.
 
                                       21
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
2.  SERVICES FEE RECEIVABLE, NET
 
    Service fees receivable at June 30, 1998 and 1997 consisted of the following
(in thousands):
 
<TABLE>
<CAPTION>
                                                                            1998       1997
                                                                         ----------  ---------
<S>                                                                      <C>         <C>
Commissions and fees receivable........................................  $   21,153  $  15,145
Commissions payable....................................................     (10,591)    (8,052)
Allowance for uncollectible accounts...................................      (2,115)    (2,019)
                                                                         ----------  ---------
        Total..........................................................       8,447      5,074
Less portion classified as current.....................................       8,006      4,549
                                                                         ----------  ---------
        Noncurrent portion (included in other assets)..................  $      441  $     525
                                                                         ----------  ---------
                                                                         ----------  ---------
</TABLE>
 
    The following is a summary of the changes in the allowance for uncollectible
service fees receivable for the fiscal years ended June 30, 1998, 1997 and 1996
(in thousands):
 
<TABLE>
<CAPTION>
                                                                    1998       1997       1996
                                                                  ---------  ---------  ---------
<S>                                                               <C>        <C>        <C>
Balance at beginning of year....................................  $   2,019  $   3,180  $   2,980
Provision for bad debt..........................................         96         --        200
Recovery of allowance...........................................         --     (1,161)        --
                                                                  ---------  ---------  ---------
Balance at end of year..........................................  $   2,115  $   2,019  $   3,180
                                                                  ---------  ---------  ---------
                                                                  ---------  ---------  ---------
</TABLE>
 
3. EQUIPMENT, SOFTWARE AND LEASEHOLD IMPROVEMENTS, NET
 
    Equipment, software and leasehold improvements at June 30, 1998 and 1997
consisted of the following (in thousands):
 
<TABLE>
<CAPTION>
                                                                            1998       1997
                                                                          ---------  ---------
<S>                                                                       <C>        <C>
Furniture, equipment and software systems...............................  $  26,569  $  17,490
Leasehold improvements..................................................      3,275      2,451
                                                                          ---------  ---------
  Total.................................................................     29,844     19,941
Less accumulated depreciation and amortization..........................     16,692     13,953
                                                                          ---------  ---------
Equipment, software and leasehold improvements, net.....................  $  13,152  $   5,988
                                                                          ---------  ---------
                                                                          ---------  ---------
</TABLE>
 
    The Company wrote off approximately $297,000 and $400,000 of fully
depreciated furniture and equipment during the fiscal years ended June 30, 1998
and 1997, respectively, as well as $3.4 million of fully amortized leasehold
improvements during fiscal year 1997.
 
                                       22
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
4. EARNINGS (LOSS) PER COMMON SHARE:
 
    Statement of Financial Accounting Standards No. 128, "Earnings per Share"
("Statement 128") requires disclosure of basic earnings per share which excludes
any dilutive effects of options, warrants, and convertible securities and
diluted earnings per share. All earnings per share amounts for all periods have
been presented and, where necessary, restated to conform to the Statement No.
128 requirements.
 
    The calculation of earnings (loss) per common share includes net income
adjusted for amounts applicable to the Senior and Junior Convertible Preferred
Stock related to undeclared dividends for the periods during which the preferred
stock was subject to mandatory redemption. All of the preferred stock was either
retired or converted to common stock in December, 1996 (see Note 5), and all
accrued and undeclared dividends through that date were forgiven.
 
    The following table sets forth the computation of basic and diluted earnings
per common share from continuing operations (in thousands, except per share
data):
 
<TABLE>
<CAPTION>
                                                               FOR THE FISCAL YEAR ENDED JUNE
                                                                             30,
                                                               -------------------------------
                                                                 1998       1997       1996
                                                               ---------  ---------  ---------
<S>                                                            <C>        <C>        <C>
Basic earnings per common share:
  Income before extraordinary gain...........................  $  21,506  $  13,629  $   2,102
  Adjustments
    Dividends-senior convertible preferred stock.............         --     (1,032)    (2,168)
    Dividends-junior convertible preferred stock.............         --       (399)      (844)
                                                               ---------  ---------  ---------
    Net income (loss) before extraordinary gain applicable to
      common stockholders....................................  $  21,506  $  12,198  $    (910)
                                                               ---------  ---------  ---------
                                                               ---------  ---------  ---------
    Weighted average common shares outstanding -- basic......     19,607     14,430      8,871
                                                               ---------  ---------  ---------
                                                               ---------  ---------  ---------
  Earnings (loss) per common share -- basic..................  $    1.10  $    0.85  $   (0.10)
                                                               ---------  ---------  ---------
                                                               ---------  ---------  ---------
Diluted earnings per common share:
  Income before extraordinary gain...........................  $  21,506  $  13,629  $   2,102
  Adjustments
    Dividends--senior convertible preferred stock............         --         --     (2,168)
    Dividends--junior convertible preferred stock............         --         --       (844)
                                                               ---------  ---------  ---------
  Net income (loss) before extraordinary gain applicable to
    common stockholders......................................  $  21,506  $  13,629  $    (910)
                                                               ---------  ---------  ---------
                                                               ---------  ---------  ---------
 
  Weighted average common shares outstanding.................     19,607     14,430      8,871
  Effect of dilutive securities:
    Stock options and warrants...............................      2,437      1,631         --
    Senior convertible preferred stock.......................         --      2,308         --
    Junior convertible preferred stock.......................         --      1,199         --
                                                               ---------  ---------  ---------
  Weighted average common shares outstanding.................     22,044     19,568      8,871
                                                               ---------  ---------  ---------
                                                               ---------  ---------  ---------
  Earnings (loss) per common share -- diluted................  $     .98  $    0.70  $   (0.10)
                                                               ---------  ---------  ---------
                                                               ---------  ---------  ---------
</TABLE>
 
                                       23
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
5. FINANCING AND CAPITAL RELATED TRANSACTIONS
 
REVOLVING CREDIT FACILITY:
 
    On March 13, 1997 the Company entered into a $15 million revolving credit
facility (the "Credit Agreement") with PNC Bank, National Association ("PNC")
for general corporate purposes and acquisitions. The Credit Agreement expires on
March 13, 2001. On January 26, 1998, PNC and the Company amended the Credit
Agreement by adding an additional bank and expanding the credit facility to $35
million. Payment and maturity terms remained relatively unchanged, with interest
on outstanding borrowings due quarterly in arrears. Interest is based upon PNC's
prime rate and/or the LIBOR rate plus, in either case, an additional margin
based upon a particular financial ratio of the Company, and will vary depending
upon which interest rate options the Company chooses to be applied to specific
borrowings. At June 30, 1998, the Company had no outstanding borrowings under
the Credit Agreement.
 
    In connection with the Credit Agreement and the subsequent amendment, the
Company incurred commitment and other financing fees totaling approximately
$558,000, which are being amortized over the term of the Credit Agreement.
Performance of the Company's obligations under the Credit Agreement is
collateralized by substantially all of the Company's assets. The Credit
Agreement contains certain restrictive covenants, including, among other things,
the prohibition of the payment of dividends, restrictions on the issuance of
certain types of preferred stock, and the maintenance of certain financial
ratios.
 
FISCAL 1997 FINANCING TRANSACTIONS:
 
    During the year ended June 30, 1997, the Company retired all of its
outstanding long-term debt, as further described below.
 
    SALE AGREEMENT -- LONG-TERM DEBT  -- On October 21, 1996, Warburg, Pincus
Investors, L.P. ("Warburg") and The Prudential Insurance Company of America
("Prudential") entered into an agreement (the "Sale Agreement") pursuant to
which Warburg acquired from Prudential all of the outstanding debt, common stock
warrants, and substantially all of the Junior Convertible Preferred Stock held
by Prudential in the Company (together, the "Prudential Securities"), for $23
million plus accrued but unpaid interest on the debt. The closing occurred on
October 22, 1996. Concurrently, Warburg granted the Company an option, (the
"Option") until April 16, 1997, to acquire all of the Prudential Securities
which Warburg acquired from Prudential, at Warburg's cost, plus interest.
 
    The Prudential Securities included: (a) $5 million Revolving Credit Note due
November 1, 1999 (the "Revolving Credit Note"); (b) $10 million 9.9% Senior
Notes due in equal installments on November 1, 1997 and 1998 (the "Senior
Notes"); (c) $10.9 million 11.65% Subordinated Payment-In-Kind Note due November
1, 2000 and 2001; (d) $2.2 million 11.65% Subordinated Payment-In-Kind Notes,
due November 1, 2000 and 2001 ((c) and (d) collectively the "PIK Notes"); (e)
130,233 shares of Junior Convertible Preferred Stock; and (f) stock subscription
warrants to subscribe for 350,000 shares of common stock.
 
    Pursuant to the Sale Agreement, Prudential agreed that in the event that
Warburg converted its Senior Convertible Preferred Stock to common stock,
Prudential would convert its remaining Junior Convertible Preferred Stock to
common stock. As of the date of the Sale Agreement, Prudential continued to hold
397,549 shares of common stock and 19,767 shares of Junior Convertible Preferred
Stock convertible into 352,447 shares of common stock.
 
                                       24
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
5. FINANCING AND CAPITAL RELATED TRANSACTIONS (CONTINUED)
    While the Option remained unexercised during the Option period, no interest
or dividends accrued or were due or payable on the Prudential Securities;
however, the Company was obligated to pay Warburg interest at an initial rate of
10% per annum, increasing to 12% per annum as of February 1, 1997, on Warburg's
$23 million investment in the Prudential Securities. In consideration of receipt
of the Option, the Company agreed to extend the expiration date of warrants to
purchase an aggregate of 1,012,358 shares of common stock of the Company, then
held by Warburg, to January 29, 2002.
 
    EQUITY INVESTMENTS  -- On December 11, 1996, the Company sold 2.5 million
shares of its common stock for $10 million to the principals of the Kojaian
Companies, Southfield, Michigan. The $10 million was used to purchase from
Warburg, and then retire, all of the outstanding PIK Notes (approximately $13.6
million of principal and accrued interest) and 130,233 shares of Junior
Convertible Preferred Stock. The repurchase of the PIK Notes resulted in a $3.6
million extraordinary gain on the extinguishment of debt. Concurrently, Warburg
and Joe F. Hanauer, a director of the Company, converted all of the Senior
Convertible Preferred Stock held by them into an aggregate of 5,168,177 shares
of common stock, and Mr. Hanauer agreed to cancel certain warrants held by him.
In connection with these transactions, Warburg retained warrants to purchase an
aggregate of 325,000 shares of common stock and Mr. Hanauer received, from
Warburg, warrants to purchase an aggregate of 25,000 shares of common stock. At
the same time, Warburg granted the Company a second option (the "Second Option")
to purchase the Senior Notes and Revolving Credit Note held by Warburg until
April 16, 1997 for $13 million, plus interest, and the Option was canceled.
Pursuant to the Sale Agreement, Prudential converted all of its remaining shares
of Junior Convertible Preferred Stock into an aggregate of 352,447 shares of
common stock.
 
    On January 24, 1997, the Company sold 2.5 million shares of its common stock
for $11.25 million to Archon Group, L.P., a majority owned subsidiary of the
international investment bank, Goldman, Sachs & Co. The $11.25 million, together
with existing cash, was used to exercise the Second Option and purchase from
Warburg, and then retire, the $10 million Senior Notes and $5 million Revolving
Credit Note, at a price equal to $13 million plus accrued interest of
approximately $96,000. The purchase of these notes resulted in a $2 million
extraordinary gain on the extinguishment of debt.
 
    As a result of the above mentioned transactions, all shares of Senior and
Junior Convertible Preferred Stock of the Company were either converted to
common stock or retired, and all accrued and undeclared dividends were forgiven.
 
6. INCOME TAXES
 
    The Company maintains a fiscal year ending June 30 for financial reporting
purposes and a calendar year for income tax reporting purposes. The provision
for income taxes for the fiscal years ended June 30, 1998, 1997 and 1996
consisted of currently payable state and local income taxes of $278,000,
$155,000 and $198,000, respectively, and also included federal alternative
minimum tax provisions of $169,000 and $217,000 in 1998 and 1997, respectively.
In addition, deferred tax benefits of $6.5 million and $3.2 million were
recorded in fiscal 1998 and 1997, respectively.
 
                                       25
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
6. INCOME TAXES (CONTINUED)
    At June 30, 1998, the following income tax carryforwards were available to
the Company (in thousands):
 
<TABLE>
<CAPTION>
                                                                                                    EXPIRATION
                                                                                        AMOUNT         DATES
                                                                                       ---------  ---------------
<S>                                                                                    <C>        <C>
Federal income tax operating loss carryforwards......................................  $  23,367    2007 to 2010
 
Federal investment tax credit carryforwards..........................................        278    1998 to 2000
 
Federal alternative minimum tax credit carryforward..................................        347      Indefinite
</TABLE>
 
    In addition, certain of the Company's net operating loss carryforwards
("NOL's") are limited pursuant to Section 382 of the Internal Revenue Code
relating to a prior ownership change. The NOL's allowable under Section 382 are
limited to approximately $825,000 per year. At June 30, 1998, the amount of
NOL's not subject to limitation amounted to approximately $15.5 million.
 
    The Company's effective tax rate on its income before taxes differs from the
statutory federal income tax rate as follows:
 
<TABLE>
<CAPTION>
                                                                               YEARS ENDED JUNE 30,
                                                                          -------------------------------
                                                                            1998       1997       1996
                                                                          ---------  ---------  ---------
<S>                                                                       <C>        <C>        <C>        <C>
Federal statutory rate..................................................    35.0%      35.0%      35.0%
State and local income taxes (net of federal tax benefits)..............     1.2        1.4        1.9
Alternative minimum tax.................................................     1.1        1.3       --
Meals and entertainment.................................................     2.4         .8        5.5
Stock option compensation...............................................    (3.9)      --         --
Real estate partnership losses..........................................    (6.9)      --         --
Reduction in valuation allowance........................................   (53.0)     (32.0)     (33.8)
Utilization of NOL carryforwards........................................   (15.1)     (22.7)      --
                                                                                                                   -
                                                                          ---------  ---------  ---------
  Effective income tax rate.............................................   (39.2)%    (16.2)%      8.6%
                                                                                                                   -
                                                                                                                   -
                                                                          ---------  ---------  ---------
                                                                          ---------  ---------  ---------
</TABLE>
 
    During fiscal years 1998 and 1997, previously reserved deferred tax assets
were realized which lowered the Company's taxable income for the related year.
Accordingly, the Company reduced its valuation allowance to the extent of these
realized assets. In addition, the Company further reduced the valuation
allowance in each of fiscal years 1998 and 1997 to recognize deferred tax assets
expected to be realized in future years. The recognition of deferred tax assets
is based primarily upon the expected utilization of NOL and credit
carryforwards. Management believes that, due to favorable economic conditions,
the elimination of debt and the recent trend of earnings, it is more likely than
not that the Company will generate sufficient future taxable income to realize
the net deferred tax assets.
 
                                       26
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
6. INCOME TAXES (CONTINUED)
    Deferred income tax liabilities or assets are determined based on the
differences between the financial statement and tax bases of assets and
liabilities. The components of the Company's deferred tax assets and
(liabilities) are as follows as of June 30, 1998 and 1997 (in thousands):
 
<TABLE>
<CAPTION>
                                                                                               1998        1997
                                                                                            ----------  ----------
<S>                                                                                         <C>         <C>
Deferred tax assets:
  NOL and credit carryforwards............................................................  $    9,739  $   11,980
  Insurance reserves......................................................................       3,442       2,404
  Commission and fee reserves.............................................................       1,236       1,945
  Claims and settlements..................................................................         991       1,679
  Compensation accrual....................................................................          --       1,090
  Other...................................................................................         486         368
                                                                                            ----------  ----------
    Deferred tax assets...................................................................      15,894      19,466
Less valuation allowance..................................................................      (5,585)    (16,246)
                                                                                            ----------  ----------
                                                                                                10,309       3,220
Deferred tax liabilities:
  Accumulated depreciation................................................................        (585)         --
                                                                                            ----------  ----------
    Net deferred tax asset................................................................  $    9,724  $    3,220
                                                                                            ----------  ----------
                                                                                            ----------  ----------
      Current.............................................................................  $    5,584  $    3,220
                                                                                            ----------  ----------
                                                                                            ----------  ----------
      Long-term...........................................................................  $    4,140  $       --
                                                                                            ----------  ----------
                                                                                            ----------  ----------
</TABLE>
 
7. STOCK OPTIONS, WARRANTS AND STOCK PURCHASE AND EMPLOYEE 401(K) PLANS
 
STOCK OPTION PLANS:
 
    Changes in stock options were as follows for the fiscal years ended June 30,
1998, 1997 and 1996:
 
<TABLE>
<CAPTION>
                                                  1998                   1997                   1996
                                         ----------------------  ---------------------  ---------------------
                                                      EXERCISE               EXERCISE               EXERCISE
                                           SHARES      PRICE       SHARES      PRICE      SHARES      PRICE
                                         ----------  ----------  ----------  ---------  ----------  ---------
<S>                                      <C>         <C>         <C>         <C>        <C>         <C>
Stock Options outstanding at the                     $  1.88 to              $ 1.88 to              $ 1.88 to
 beginning of the year.................   1,802,320      $27.50   1,085,400     $28.75     651,900     $28.75
                                                     $ 11.13 to              $ 3.38 to              $ 2.13 to
Granted................................     815,000      $16.44     800,000     $15.25   1,000,000      $2.38
                                                     $  2.38 to              $ 1.88 to              $ 1.88 to
Lapsed or canceled.....................     (87,600)     $18.75     (61,340)    $28.75    (552,100)    $23.15
                                                     $  1.88 to              $ 1.88 to              $ 1.88 to
Exercised..............................    (146,440)     $13.50     (21,740)    $10.00     (14,400)     $3.13
                                         ----------              ----------             ----------
Stock options outstanding at the end of              $  1.88 to              $ 1.88 to              $ 1.88 to
 the year..............................   2,383,280      $27.50   1,802,320     $27.50   1,085,400     $28.75
                                         ----------              ----------             ----------
                                         ----------              ----------             ----------
                                                                             $ 1.88 to              $ 1.88 to
Exercisable at end of the year.........     635,520                 446,864     $27.50     300,235     $28.75
                                         ----------              ----------             ----------
                                         ----------              ----------             ----------
</TABLE>
 
                                       27
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
7. STOCK OPTIONS, WARRANTS AND STOCK PURCHASE AND EMPLOYEE 401(K) PLANS
(CONTINUED)
    Weighted average information per share with respect to stock options for
fiscal years ended June 30, 1998 and 1997 is as follows:
 
<TABLE>
<CAPTION>
                                                                       1998         1997
                                                                    -----------  ----------
<S>                                                                 <C>          <C>
Exercise price:
  Granted.........................................................  $     11.49  $     7.54
  Lapsed or canceled..............................................        11.03        4.62
  Exercised.......................................................         3.26        3.08
  Outstanding.....................................................         6.98        4.88
Remaining life....................................................  4.75 years   4.5 years
</TABLE>
 
    The Company's 1990 Amended and Restated Stock Option Plan, as amended,
provides for grants of options to purchase the Company's common stock. The plan
was amended effective February 1, 1997 and June 20, 1997 to increase the
authorized number of shares issuable under the plan by 300,000 and 200,000
shares, respectively, to a total of 2,000,000 shares. At June 30, 1998, 1997 and
1996, the number of shares available for the grant of options under the plan
were 164,474, 186,874 and 425,534, respectively. Stock options under this plan
may be granted at prices from 50% up to 100% of the market price per share at
the dates of grant, the terms and vesting schedules of which had been determined
by the Compensation Committee of the Board of Directors until September 1996,
and thereafter, by the Board of Directors.
 
    The Company's 1993 Stock Option Plan for Outside Directors provides for an
automatic grant to each newly-elected non-management member of the Board of
Directors of an option to purchase 10,000 shares of common stock, at exercise
prices set at the market price at the date of grant. The plan has authorized
50,000 shares for issuance. The options expire five years from the date of grant
and vest over three years from such date. At each of June 30, 1998, 1997 and
1996, the number of shares available for the grant of options was 10,000,
20,000, and 20,000 respectively.
 
    The Company's 1998 Stock Option Plan provides for grants to purchase the
Company's common stock. The plan authorizes the issuance of up to 2,000,000
shares, and had 1,305,000 shares available for grant as of June 30, 1998. Stock
options under this plan may be granted at prices and with such other terms and
vesting schedules as determined by the Compensation Committee of the Board of
Directors, or, with respect to options granted to corporate officers, the full
Board of Directors.
 
STOCK WARRANTS
 
    As of June 30, 1998, the Company had the following stock warrants
outstanding, all of which expire on January 29, 2002:
 
<TABLE>
<CAPTION>
 NUMBER OF      EXERCISE
  WARRANTS       PRICE
------------  ------------
<S>           <C>
     475,000      $2.37500
     235,045       3.40355
     887,358       3.50000
      88,496       3.60449
</TABLE>
 
                                       28
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
7. STOCK OPTIONS, WARRANTS AND STOCK PURCHASE AND EMPLOYEE 401(K) PLANS
(CONTINUED)
EMPLOYEE COMMON STOCK PURCHASE PLANS:
 
    The Company's former plan (the Employee New Stock Purchase Plan) was
effective from May 1987 through June 30, 1997, when it expired. It enabled
eligible employees to purchase common stock of the Company at discounted prices.
As amended, up to 200,000 shares of stock were authorized for issuance under
this plan. When it expired, all but 20,576 shares had been issued under the
plan. During the fiscal years ended June 30, 1997 and 1996, the number of shares
purchased under this plan were 22,970 and 38,265, respectively.
 
    The Grubb & Ellis Company Employee Stock Purchase Plan was adopted effective
August 1, 1997, and provides for the purchase of up to 750,000 shares of common
stock by employees of the Company at a 15% discount from market price, as
defined, through payroll deductions. The number of shares purchased under this
plan was 79,272 during the fiscal year ended June 30, 1998.
 
EMPLOYEE 401(K) PLANS:
 
    Prior to January 1, 1997, the Company had an employee 401(k) plan covering
eligible employees other than employees of GEMS. The Company contributed on a
discretionary basis to the plan based upon specified percentages of voluntary
employee contributions, which employer contributions may be made in common stock
or cash, or a combination of both. Prior to January 1, 1997, GEMS also had an
employee 401(k) plan, under which it made similar discretionary contributions;
however such plan did not provide for employer contributions to be made in
stock. The two plans were merged on January 1, 1997 and provide that employer
contributions may be made in common stock of the Company or cash. Discretionary
contributions by the Company and other expenses for the plans amounted to
approximately $637,000, $585,000 and $418,000 for the fiscal years ended June
30, 1998, 1997 and 1996, respectively.
 
PRO FORMA INFORMATION
 
    Pro forma information regarding net income and earnings per share is
required by Statement 123, and has been determined as if the Company had
accounted for options granted subsequent to July 1, 1996, and therefore includes
grants under the 1990 Amended and Restated Stock Option Plan, 1993 Stock Option
Plan for Outside Directors and 1998 Stock Option Plan, and purchases made under
the Grubb & Ellis Employee Stock Purchase Plan, under the fair value method of
that Statement. The fair value for the options was estimated at the date of
grant using a Black-Scholes option pricing model. Weighted-average assumptions
for fiscal years 1998 and 1997, respectively, are as follows:
 
<TABLE>
<CAPTION>
                                                                                            1998         1997
                                                                                         -----------  -----------
<S>                                                                                      <C>          <C>
Risk free interest rates...............................................................        6.13%        6.27%
Dividend yields........................................................................           0%           0%
Volatility factors of the expected market price of the common stock....................         .625         .586
Weighted-average expected lives........................................................   4.10 years   4.96 years
</TABLE>
 
    The Black-Scholes option valuation model was developed for use in estimating
the fair value of traded options which have no vesting restrictions and are
fully transferable. In addition, option valuation models require the input of
highly subjective assumptions including the expected stock price volatility.
Because changes in these assumptions can materially affect the fair value
estimate, in management's opinion, the existing models do not necessarily
provide a reliable single measure of the fair value of options granted.
 
                                       29
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
7. STOCK OPTIONS, WARRANTS AND STOCK PURCHASE AND EMPLOYEE 401(K) PLANS
(CONTINUED)
The weighted average fair value of options granted by the Company in fiscal
years 1998 and 1997 using this model was $6.17 and $4.40, respectively.
 
    The effects on fiscal year 1998 and 1997 pro forma net income and pro forma
earnings per common share of amortizing to expense the estimated fair value of
stock options are not necessarily representative of the effects on net income to
be reported in future years due to such things as the vesting period of the
stock options, and the potential for issuance of additional stock options in
future years. For purposes of pro forma disclosures, the estimated fair value of
the options is amortized to expense over the options' vesting period. The pro
forma effect of applying Statement 123's fair value method to the Company's
stock-based awards results in net income of approximately $20,609,000, basic
earnings per share of $1.05 and diluted earnings per share of $.93 for the
fiscal year ended June 30, 1998. Pro forma results for fiscal year 1997 are not
materially different from amounts reported.
 
8. RELATED PARTY TRANSACTIONS
 
    Revenue earned by the Company for services rendered to affiliates, including
joint ventures, officers and directors and their affiliates, was as follows for
the fiscal years ended June 30, 1998, 1997 and 1996 (in thousands):
 
<TABLE>
<CAPTION>
                                                                     1998       1997       1996
                                                                   ---------  ---------  ---------
<S>                                                                <C>        <C>        <C>
Transaction service commissions..................................  $   3,282  $     836  $     710
Management services and other fees...............................  $   2,341  $   1,028  $   1,102
</TABLE>
 
    See Note 5 to the Notes to Consolidated Financial Statements for information
regarding long-term debt with related parties.
 
9. COMMITMENTS AND CONTINGENCIES
 
NONCANCELABLE OPERATING LEASES:
 
    The Company has noncancelable operating lease obligations for office space
and certain equipment ranging from one to eight years, and sublease agreements
under which the Company acts as sublessor. The office space leases provide for
annual rent increases based on the Consumer Price Index, or other specified
terms, and typically require payment of property taxes, insurance and
maintenance costs.
 
    Future minimum payments under noncancelable operating leases with an initial
term of one year or more were as follows at June 30, 1998 (in thousands):
 
<TABLE>
<CAPTION>
 YEAR ENDING       LEASE
   JUNE 30,     OBLIGATIONS
--------------  -----------
<S>             <C>
     1999        $   9,408
     2000            7,829
     2001            6,014
     2002            3,821
     2003            1,718
  Thereafter         1,351
                -----------
                 $  30,141
                -----------
                -----------
</TABLE>
 
                                       30
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
9. COMMITMENTS AND CONTINGENCIES (CONTINUED)
    As a component of the Company's restructuring charges related to the closing
of certain offices, the Company has accrued for approximately $332,000 of the
above expected future minimum rental payments (net of expected sublease income
of approximately $408,000) as of June 30, 1998.
 
    Lease and rental expense for the fiscal years ended June 30, 1998, 1997 and
1996 amounted to $15,590,000, $14,542,000 and $15,104,000, respectively.
 
LEGAL MATTERS:
 
    On March 14, 1994, JOHSZ, ET AL. V. KOLL COMPANY, ET AL., was filed in the
Orange County (California) Superior Court against the Koll Company, Grubb &
Ellis Company, Koll Center Newport Number 10, a California general partnership
("Koll"), and Southern California Edison Company ("Edison"). The complaint was
served on the Company in June 1994. A second complaint, YOUNKIN, MAIONA, ET AL.
V. KOLL COMPANY, ET AL., based on similar causes of action, was filed in the
same court on December 13, 1994 and served on the Company in February 1995. The
plaintiffs in these two cases, three former Company brokers, two former Company
employees, and their spouses, allege that the brokers and employees acquired
cancer from electromagnetic waves produced by the electric transformer owned by
Edison and situated in a vault below office space leased by the Company in a
building owned by Koll. The complaints allege negligence, battery, and negligent
infliction of emotional distress, fraudulent concealment, loss of consortium
and, against Edison only, strict liability. Specific damages were not pled. In
the JOHSZ case, plaintiffs dismissed with prejudice all causes of action
allowing punitive damages. The remaining causes of action were dismissed by
summary judgment of the Superior Court, entered on December 18, 1995. Plaintiffs
have appealed this summary judgment to the California Court of Appeals. This
appeal remains pending. In the YOUNKIN case, plaintiff Maiona died while the
suit was pending. In 1998, all of the YOUNKIN plaintiffs dismissed their claims.
Maiona's heirs filed a wrongful death action (MAIONA V. SOUTHERN CALIFORNIA
EDISON, ET. AL.) alleging essentially the same theory as the dismissed YOUNKIN
case. The Company has moved to dismiss the MAIONA case and that motion is
pending.
 
    JOHN W. MATTHEWS, ET AL. V. KIDDER, PEABODY & CO., ET AL. AND HSM INC., ET
AL.,filed on January 23, 1995 in the United States District Court for the
Western District of Pennsylvania, is a class action on behalf of approximately
6,000 limited partners who invested approximately $85 million in three public
real estate limited partnerships (the "Partnerships") during the period
beginning in 1982 and continuing through 1986. HSM Inc. is a wholly-owned
subsidiary of the Company. The complaint alleges violations under the Racketeer
Influenced and Corrupt Organizations Act, securities fraud, breach of fiduciary
duty and negligent misrepresentation surrounding the defendants' organization,
promotion, sponsorship and management of the Partnerships. Specific damages were
not pled, but treble, punitive as well as compensatory damages and restitution
are sought. Discovery has commenced. On December 19, 1995 the court granted the
defendants' motion to dismiss the entire complaint with regard to Partnerships I
and III, based upon the plaintiff's lack of standing in those Partnerships but
denied the motion with respect to the plaintiff's standing in Partnership II, in
which the plaintiff was a unitholder. The court declined to rule on the other
bases for dismissal, stating that they could be raised by summary judgment
motion after discovery. Plaintiff filed a motion for leave to file an amended
complaint adding new party plaintiffs in order to preserve claims relating to
Partnerships I and III. On September 27, 1996, the court granted plaintiff's
motion to file an amended complaint to add additional plaintiffs with respect to
Partnerships I and III. Also on that date, the court granted plaintiffs motion
for class certification with respect to Partnerships I, II and III.
 
                                       31
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
9. COMMITMENTS AND CONTINGENCIES (CONTINUED)
Defendants have appealed the court's ruling permitting plaintiff to file an
amended complaint. The case has been stayed, including discovery, pending the
outcome of the appeal.
 
    The Company intends to vigorously defend the JOHSZ appeal, and the MAIONA
and MATTHEWS actions. Management believes it has meritorious defenses to contest
the claims asserted in those actions. Based upon available information, the
Company is not able to determine the financial impact, if any, of such actions,
but believes that the outcome will not have a material adverse effect on the
Company's financial position or results of operations.
 
    The Company is involved in various other claims and lawsuits arising out of
the conduct of its business, as well as in connection with its participation in
various joint ventures, partnerships, a trust and appraisal business, many of
which may not be covered by the Company's insurance policies. In the opinion of
management, the eventual outcome of such claims and lawsuits is not expected to
have a material adverse effect on the Company's financial position or results of
operations.
 
10. OTHER NON-RECURRING EXPENSE (INCOME)
 
    During the fiscal year ended June 30, 1997, the Company recorded a $2.4
million charge for incremental non-recurring costs related to the relocation of
the Company's corporate headquarters from San Francisco, California to
Northbrook, Illinois.
 
    During the fiscal year ended June 30, 1996, the Company recorded a $462,000
net credit to other non-recurring expenses. Charges included $525,000 of
severance costs for a senior executive related to restructuring the operations
of GEMS, while income credits included recoveries of $987,000 primarily related
to previously established reserves for severance and office closure costs.
 
11. CONCENTRATION OF CREDIT RISK
 
    Financial instruments that potentially subject the Company to credit risk
consist principally of trade receivables and interest-bearing investments. Users
of real estate services account for a substantial portion of trade receivables
and collateral is generally not required. The risk associated with this
concentration is limited due to the large number of users and their geographic
dispersion.
 
    The Company places substantially all of its interest-bearing investments
with major financial institutions and limits the amount of credit exposure with
any one financial institution.
 
12.  BUSINESS ACQUISITIONS AND RELATED INDEBTEDNESS
 
    The Company completed the acquisition of White Commercial Real Estate in
March 1998, Crane Realty & Management Co. and certain assets of LaCagnina &
Associates in April 1998, Aequus Property Management Company in May 1998 and
certain assets of Eagle Western Management Company in June 1998. Each of these
acquisitions has been accounted for under the purchase method of accounting,
with all operations subsequent to the respective acquisition dates reflected in
the Company's financial statements.
 
    The purchase price of these acquisitions, net of cash acquired, totaled
approximately $10.6 million, including related acquisitions costs of
approximately $567,000 and seller provided financing of approximately $3.0
million. The amounts due the sellers bear interest at rates ranging from 5.0% to
9.25% (with a weighted average rate of 7.86% at June 30, 1998) and have
maturities totaling approximately $2,807,000 in fiscal year 1999 and
approximately $170,000 in fiscal year 2000.
 
                                       32
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
12.  BUSINESS ACQUISITIONS AND RELATED INDEBTEDNESS (CONTINUED)
 
    In addition, terms of certain of the acquisitions provide for additional
consideration up to a maximum of $700,000 which are dependent upon the
achievement of certain levels of revenues earned subsequent to the date of
acquisition. Due to the contingent nature of these amounts, the Company will
record them as additional purchase price upon payment to the sellers.
 
    On July 22, 1998, the Company acquired substantially all of the assets of
Bishop Hawk, Inc. for total consideration of approximately $11.1 million, which
included seller financing of approximately $2.5 million. The Company will record
the acquisition under the purchase method of accounting, and all operations
subsequent to the acquisition date will be reflected in the Company's financial
statements for the fiscal year ending 1999.
 
    The notes to the seller are payable in installments through July 22, 2000,
and bear interest at a weighted average rate of 9.14% per annum. Up to $500,000
will be deducted from the amounts due under the notes, therefore reducing the
recorded purchase price, in the event that certain revenue levels are not
attained in the first year following the acquisition. The Company also will pay
an additional amount ("Earnout Payment" ), which, if earned, will be payable by
September 22, 1999. The Earnout Payment is payable to the extent that the gross
revenue earned by the Company during the twelve months following the date of the
acquisition through the efforts of the former Bishop Hawk, Inc. professionals
who join the Company exceeds agreed upon levels. Due to the contingent nature of
this payment, the Company will record this portion of the purchase price only to
the extent it is paid to the seller.
 
    In connection with this acquisition, the Company incurred $3.5 million of
borrowings under its credit facility, all of which were repaid by August 21,
1998.
 
PRO FORMA INFORMATION (UNAUDITED):
 
    The following unaudited pro forma financial information reflects the
operations of the Company, assuming the above six acquisitions had occurred on
July 1 of each year (in thousands, except share data):
 
<TABLE>
<CAPTION>
                                                                         FISCAL YEAR ENDED
                                                                       ----------------------
                                                                        JUNE 30,    JUNE 30,
                                                                          1998        1997
                                                                       ----------  ----------
<S>                                                                    <C>         <C>
Total revenue........................................................  $  306,834  $  251,210
Income before taxes and extraordinary item...........................  $   17,076  $   11,810
Income before extraordinary item.....................................  $   22,498  $   14,658
Net income...........................................................  $   22,498  $   20,039
 
Earnings per share:
  Basic..............................................................  $     1.15  $     1.29
  Diluted............................................................  $     1.02  $     1.02
</TABLE>
 
    Pro forma information does not purport to be indicative of the results that
would have been obtained had these events occurred at the beginning of the
periods presented, and is not intended to be a projection of future results.
 
                                       33
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
 
             NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
 
13.  SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED)
 
<TABLE>
<CAPTION>
                                                                    FISCAL YEAR ENDED JUNE 30, 1998
                                                       ---------------------------------------------------------
                                                          FIRST         SECOND                        FOURTH
                                                         QUARTER        QUARTER     THIRD QUARTER     QUARTER
                                                       ------------  -------------  -------------  -------------
                                                          (IN THOUSANDS, EXCEPT PER SHARE AMOUNTS AND SHARES)
<S>                                                    <C>           <C>            <C>            <C>
Operating revenue....................................  $     62,099  $      81,525  $      58,977  $      80,233
                                                       ------------  -------------  -------------  -------------
                                                       ------------  -------------  -------------  -------------
Operating income (loss)..............................  $      2,307  $       7,281  $      (1,127) $       5,857
                                                       ------------  -------------  -------------  -------------
                                                       ------------  -------------  -------------  -------------
Income (loss) before income taxes....................  $      2,586  $       7,591  $        (791) $       6,063
                                                       ------------  -------------  -------------  -------------
                                                       ------------  -------------  -------------  -------------
Net income (loss)....................................  $      3,035  $       8,540  $       2,655  $       7,276
                                                       ------------  -------------  -------------  -------------
                                                       ------------  -------------  -------------  -------------
Net income (loss) per common share:
Basic --.............................................  $        .16  $         .44  $         .14  $         .37
                                                       ------------  -------------  -------------  -------------
                                                       ------------  -------------  -------------  -------------
  Weighted average common shares outstanding.........    19,541,544     19,592,001     19,626,177     19,670,785
                                                       ------------  -------------  -------------  -------------
                                                       ------------  -------------  -------------  -------------
Diluted --...........................................  $        .14  $         .39  $         .12  $         .33
                                                       ------------  -------------  -------------  -------------
                                                       ------------  -------------  -------------  -------------
  Weighted average common shares outstanding.........    22,036,137     21,988,328     21,914,686     22,086,870
                                                       ------------  -------------  -------------  -------------
                                                       ------------  -------------  -------------  -------------
Common stock market price range (high:low)...........   17.00:12.81    17.19:12.19    16.38:10.13    15.38:10.13
                                                       ------------  -------------  -------------  -------------
                                                       ------------  -------------  -------------  -------------
</TABLE>
 
<TABLE>
<CAPTION>
                                                                     FISCAL YEAR ENDED JUNE 30, 1997
                                                          -----------------------------------------------------
                                                             FIRST        SECOND        THIRD         FOURTH
                                                            QUARTER      QUARTER       QUARTER       QUARTER
                                                          -----------  ------------  ------------  ------------
                                                           (IN THOUSANDS, EXCEPT PER SHARE AMOUNTS AND SHARES)
<S>                                                       <C>          <C>           <C>           <C>
Operating revenue.......................................  $    51,927  $     68,034  $     48,593  $     60,076
                                                          -----------  ------------  ------------  ------------
                                                          -----------  ------------  ------------  ------------
Operating income (loss).................................  $     1,947  $      5,411  $     (1,651) $      5,406
                                                          -----------  ------------  ------------  ------------
                                                          -----------  ------------  ------------  ------------
Income (loss) before income taxes and
  extraordinary item....................................  $     1,326  $      5,184  $     (1,438) $      5,709
                                                          -----------  ------------  ------------  ------------
                                                          -----------  ------------  ------------  ------------
Extraordinary item -- gain on
  extinguishment of debt................................           --  $      3,576  $      2,000  $       (195)
                                                          -----------  ------------  ------------  ------------
                                                          -----------  ------------  ------------  ------------
Net income (loss).......................................  $     1,296  $      8,723  $        534  $      8,457
                                                          -----------  ------------  ------------  ------------
                                                          -----------  ------------  ------------  ------------
Net income (loss) per common share:
Basic --
  -- from operations....................................  $       .06  $        .42  $       (.08) $        .44
                                                          -----------  ------------  ------------  ------------
                                                          -----------  ------------  ------------  ------------
  -- from extraordinary gain............................           --  $        .34  $        .11  $       (.01)
                                                          -----------  ------------  ------------  ------------
                                                          -----------  ------------  ------------  ------------
  Weighted average common shares outstanding............    8,916,567    10,657,026    18,791,426    19,515,296
                                                          -----------  ------------  ------------  ------------
                                                          -----------  ------------  ------------  ------------
Diluted --
  -- from operations....................................  $       .06  $        .30  $       (.08) $        .40
                                                          -----------  ------------  ------------  ------------
                                                          -----------  ------------  ------------  ------------
  -- from extraordinary gain............................           --  $        .20  $        .11  $       (.01)
                                                          -----------  ------------  ------------  ------------
                                                          -----------  ------------  ------------  ------------
  Weighted average common shares outstanding............    8,916,567    17,330,945    18,791,426    21,819,489
                                                          -----------  ------------  ------------  ------------
                                                          -----------  ------------  ------------  ------------
Common stock market price range (high:low)                4.75 : 3.25   4.75 : 4.00  10.13 : 4.25  17.13 : 9.00
                                                          -----------  ------------  ------------  ------------
                                                          -----------  ------------  ------------  ------------
</TABLE>
 
                                       34
<PAGE>
ITEM 9.  CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND
  FINANCIAL DISCLOSURE
 
    None.
 
                                       35
<PAGE>
                             GRUBB & ELLIS COMPANY
                                    PART III
                            ------------------------
 
ITEM 10.  DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT
 
    The information called for by Item 10 is incorporated by reference from the
registrant's definitive proxy statement to be filed pursuant to Regulation 14A
no later than 120 days after the end of the 1998 fiscal year.
 
ITEM 11.  EXECUTIVE COMPENSATION
 
    The information called for by Item 11 is incorporated by reference from the
registrant's definitive proxy statement to be filed pursuant to Regulation 14A
no later than 120 days after the end of the 1998 fiscal year.
 
ITEM 12.  SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT
 
    The information called for by Item 12 is incorporated by reference from the
registrant's definitive proxy statement to be filed pursuant to Regulation 14A
no later than 120 days after the end of the 1998 fiscal year.
 
ITEM 13.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
 
    The information called for by Item 13 is incorporated by reference from the
registrant's definitive proxy statement to be filed pursuant to Regulation 14A
no later than 120 days after the end of the 1998 fiscal year.
 
                                       36
<PAGE>
                             GRUBB & ELLIS COMPANY
                                    PART IV
                            ------------------------
 
ITEM 14.  EXHIBITS, FINANCIAL STATEMENT SCHEDULES, AND REPORTS ON FORM 8-K
 
    (a)  The following documents are filed as a part of this report:
 
    1.  The following Report of Independent Auditors and Consolidated Financial
       Statements are submitted herewith:
 
           Report of Independent Auditors
 
           Consolidated Balance Sheets at June 30, 1998 and June 30,
           1997.
 
           Consolidated Statements of Operations for the years ended
           June 30, 1998, 1997 and 1996.
 
           Consolidated Statements of Stockholders' Equity (Deficit)
           for the years ended June 30, 1998, 1997 and 1996.
 
           Consolidated Statements of Cash Flows for the years ended
           June 30, 1998, 1997 and 1996.
 
           Notes to Consolidated Financial Statements.
 
    2.  All schedules for which provision is made in the applicable accounting
       regulations of the Securities and Exchange Commission are not required
       under the related instructions, are inapplicable, or the information is
       contained in the Notes to Consolidated Financial Statements and therefore
       have been omitted.
 
    3.  Exhibits required to be filed by Item 601 of Regulation S-K:
 
<TABLE>
<S>        <C>
(3)  Articles of Incorporation and Bylaws
 
3.1        Certificate of Incorporation of the Registrant, as restated effective November 1,
           1994, incorporated herein by reference to Exhibit 3.2 to the Registrant's Annual
           Report on Form 10-K filed March 31, 1995 (Commission File No. 1-8122).
 
3.2        Amendment to the Restated Certificate of Incorporation of Grubb & Ellis Company,
           filed with the Delaware Secretary of State on December 9, 1997, incorporated herein
           by reference to Exhibit 4.4 to the Registrant's Registration Statement on Form S-8
           filed on December 9, 1997 (Commission File No. 333-42741).
 
3.3        Certificate of Retirement with respect to 130,233 Shares of Junior Convertible
           Preferred Stock of Grubb & Ellis Company, filed with the Delaware Secretary of State
           on January 22, 1997, incorporated herein by reference to Exhibit 3.3 to the
           Registrant's Quarterly Report on Form 10-Q filed on February 13, 1997 (Commission
           File No. 1-8122).
 
3.4        Certificate of Retirement with respect to 8,894 Shares of Series A Senior
           Convertible Preferred Stock, 128,266 Shares of Series B Senior Convertible Preferred
           Stock, and 19,767 Shares of Junior Convertible Preferred Stock of Grubb & Ellis
           Company, filed with the Delaware Secretary of State on January 22, 1997,
           incorporated herein by reference to Exhibit 3.4 to the Registrant's Quarterly Report
           on Form 10-Q filed on February 13, 1997 (Commission File No. 1-8122).
 
3.5        Grubb & Ellis Company Bylaws, as amended and restated effective June 1, 1994,
           incorporated herein by reference to Exhibit 3.2 to the Registrant's Quarterly Report
           on Form 10-Q filed on November 13, 1996 (Commission File No. 1-8122).
 
(4)  Instruments Defining the Rights of Security Holders, including Indentures
</TABLE>
 
                                       37
<PAGE>
<TABLE>
<S>        <C>
4.1        First Amendment to Warrant No. 18, held by Warburg, Pincus Investors, L.P.,
           exercisable for 687,358 shares of common stock of the Registrant extending the
           expiration date to January 29, 2002, incorporated herein by reference to Exhibit 4.2
           to the Registrant's Quarterly Report on Form 10-Q filed on November 13, 1996
           (Commission File No. 1-8122).
 
4.2        First Amendment to Warrant No. 19, held by Warburg, Pincus Investors, L.P.,
           exercisable for 325,000 shares of common stock of the Registrant extending the
           expiration date to January 29, 2002, incorporated herein by reference to Exhibit 4.3
           to the Registrant's Quarterly Report on Form 10-Q filed on November 13, 1996
           (Commission File No. 1-8122).
 
4.3        Stock Purchase Agreement dated as of December 11, 1996 among the Registrant, Mike
           Kojaian, Kenneth J. Kojaian and C. Michael Kojaian, incorporated herein by reference
           to Exhibit 4.3 to the Registrant's Current Report on Form 8-K filed on December 20,
           1996 (Commission File No. 1-8122).
 
4.4        Registration Rights Agreement dated as of December 11, 1996 among the Registrant,
           Warburg, Pincus Investors, L.P., Joe F. Hanauer, Mike Kojaian, Kenneth J. Kojaian
           and C. Michael Kojaian, incorporated herein by reference to Exhibit 4.1 to the
           Registrant's Current Report on Form 8-K filed on December 20, 1996 (Commission File
           No. 1-8122).
 
4.5        Purchase Agreement dated as of January 24, 1997 between the Registrant and Warburg,
           Pincus Investors, L.P., incorporated herein by reference to Exhibit 4.1 to the
           Registrant's Current Report on Form 8-K filed on February 4, 1997 (Commission File
           No. 1-8122).
 
4.6        Stock Purchase Agreement dated as of January 24, 1997 between the Registrant and
           Archon Group, L.P., incorporated herein by reference to Exhibit 4.2 to the
           Registrant's Current Report on Form 8-K filed on February 4, 1997 (Commission File
           No. 1-8122).
 
4.7        Registration Rights Agreement dated as of January 24, 1997 between the Registrant
           and Archon Group, L.P., incorporated herein by reference to Exhibit 4.3 to the
           Registrant's Current Report on Form 8-K filed on February 4, 1997 (Commission File
           No. 1-8122).
 
4.8        Stock Subscription Warrant No. 20 dated December 11, 1996 issued to Joe F. Hanauer
           Trust, incorporated herein by reference to Exhibit 4.11 to the Registrant's
           Quarterly Report on Form 10-Q filed on February 13, 1997 (Commission File No.
           1-8122).
 
4.9        Stock Subscription Warrant No. 21 dated December 11, 1996 issued to Warburg, Pincus
           Investors, L.P., incorporated herein by reference to Exhibit 4.12 to the
           Registrant's Quarterly Report on Form 10-Q filed on February 13, 1997 (Commission
           File No. 1-8122).
 
4.10       Stock Subscription Warrant No. 22 dated December 11, 1996 issued to Joe F. Hanauer
           Trust, incorporated herein by reference to Exhibit 4.13 to the Registrant's
           Quarterly Report on Form 10-Q filed on February 13, 1997 (Commission File No.
           1-8122).
 
4.11       Stock Subscription Warrant No. 23 dated December 11, 1996 issued to Warburg, Pincus
           Investors, L.P., incorporated herein by reference to Exhibit 4.14 to the
           Registrant's Quarterly Report on Form 10-Q filed on February 13, 1997 (Commission
           File No. 1-8122).
 
4.12       Form of Amendment No. 1 to Stock Subscription Warrants No. 8, 9, 13 and 15 issued to
           Joe F. Hanauer Trust, incorporated herein by reference to Exhibit 4.15 to the
           Registrant's Quarterly Report on Form 10-Q filed on February 13, 1997 (Commission
           File No. 1-8122).
 
4.13       Amended and Restated Credit Agreement among the Registrant, certain subsidiaries of
           the Registrant, PNC Bank, National Association, and American National Bank and Trust
           Company of Chicago dated as of January 26, 1998, incorporated herein by reference to
           Exhibit 4.1 to the Registrant's Quarterly Report on Form 10-Q filed on February 13,
           1998 (Commission File No. 1-8122).
</TABLE>
 
                                       38
<PAGE>
<TABLE>
<S>        <C>
4.14       Amended and Restated Subordination Agreement among the Registrant and certain
           subsidiaries of the Registrant in favor of PNC Bank, National Association, and
           American National Bank and Trust Company of Chicago dated as of January 26, 1998,
           incorporated herein by reference to Exhibit 4.2 to the Registrant's Quarterly Report
           on Form 10-Q filed on February 13, 1998 (Commission File No. 1-8122).
 
4.15       Revolving Credit Note executed by the Registrant in favor of PNC Bank, National
           Association in the amount of $20 million dated as of January 26, 1998, incorporated
           herein by reference to Exhibit 4.3 to the Registrant's Quarterly Report on Form 10-Q
           filed on February 13, 1998 (Commission File No. 1-8122).
 
4.16       Revolving Credit Note executed by the Registrant in favor of American National Bank
           and Trust Company of Chicago in the amount of $15 million dated as of January 26,
           1998, incorporated herein by reference to Exhibit 4.4 to the Registrant's Quarterly
           Report on Form 10-Q filed on February 13, 1998 (Commission File No. 1-8122).
 
4.17       First Amendment to Amended and Restated Credit Agreement among the Registrant,
           certain subsidiaries of the Registrant, PNC Bank, National Association, and American
           National Bank and Trust Company of Chicago dated as of March 16, 1998, incorporated
           herein by reference to Exhibit 4.5 to the Registrant's Quarterly Report on Form 10-Q
           filed on May 14, 1998 (Commissions File No. 1-8122).
 
4.18       Promissory Note Issued July 22, 1998 by Grubb & Ellis Company in favor of Bishop
           Hawk, Inc. (in the amount of $1,449,800), incorporated herein by reference to
           Exhibit 2.2 to the Registrant's Current Report on Form 8-K filed on August 5, 1998
           (Commission File No. 1-8122).
 
4.19       Promissory Note Issued July 22, 1998 by Grubb & Ellis Company in favor of Bishop
           Hawk, Inc. (in the amount of $1,084,020), incorporated herein by reference to
           Exhibit 2.3 to the Registrant's Current Report on Form 8-K filed on August 5, 1998
           (Commission File No. 1-8122).
 
On an individual basis, instruments other than Exhibits listed above under Exhibit 4 defining
the rights of holders of long-term debt of the Registrant and its consolidated subsidiaries and
partnerships do not exceed ten percent of total consolidated assets and are, therefore,
omitted; however, the Company will furnish supplementally to the Commission any such omitted
instrument upon request.
 
 (10)  Material Contracts
 
10.1*      Employment agreement between Neil R. Young and the Registrant dated as of February
           22, 1996, incorporated herein by reference to Exhibit 10.1 to the Registrant's
           Quarterly Report on Form 10-Q filed on May 15, 1996 (Commission File No. 1-8122).
 
10.2*      Grubb & Ellis 1990 Amended and Restated Stock Option Plan, as amended effective as
           of June 20, 1997, incorporated herein by reference to Exhibit 4.6 to the
           Registrant's Registration Statement on Form S-8 filed on December 19, 1997
           (Registration No. 333-42741).
 
10.3*      Description of Grubb & Ellis Company Senior Management Compensation Plan,
           incorporated herein by reference to Exhibit 10.17 to the Registrant's Annual Report
           on Form 10-K filed on March 30, 1992 (Commission File No. 1-8122).
 
10.4*      1993 Stock Option Plan for Outside Directors, incorporated herein by reference to
           Exhibit 4.1 to the Registrant's registration statement on Form S-8 filed on November
           12, 1993 (Registration No. 33-71484).
 
10.5*      Grubb & Ellis 1998 Stock Option Plan, effective as of January 13, 1998.
 
10.6       Amended and Restated Master Collateral Assignment of Contracts Rights to PNC Bank,
           National Association, as Agent by the Registrant and Subsidiaries of the Registrant
           as of January 26, 1998, incorporated herein by reference to Exhibit 10.1 to the
           Registrant's Quarterly Report on Form 10-Q filed on February 13, 1998 (Commission
           File No. 1-8122).
</TABLE>
 
                                       39
<PAGE>
<TABLE>
<S>        <C>
10.7       Amended and Restated Master Agreement of Guaranty and Suretyship by the Registrant
           and Subsidiaries of the Registrant in favor of PNC Bank, National Association, as
           Agent by the Registrant and Subsidiaries of the Registrant as of January 26, 1998,
           incorporated herein by reference to Exhibit 10.2 to the Registrant's Quarterly
           Report on Form 10-Q filed on February 13, 1998 (Commission File No. 1-8122).
 
10.8       Amended and Restated Pledge Agreement among the Registrant, certain Subsidiaries of
           the Registrant, PNC Bank, National Association, and American National Bank and Trust
           Company of Chicago dated as of January 26, 1998, incorporated herein by reference to
           Exhibit 10.3 to the Registrant's Quarterly Report on Form 10-Q filed on February 13,
           1998 (Commission File No. 1-8122).
 
10.9       Amended and Restated Security Agreement among the Registrant, certain Subsidiaries
           of the Registrant, PNC Bank, National Association, and American National Bank and
           Trust Company of Chicago dated as of January 26, 1998, incorporated herein by
           reference to Exhibit 10.4 to the Registrant's Quarterly Report on Form 10-Q filed on
           February 13, 1998 (Commission File No. 1-8122).
 
10.10      Amended and Restated Trademark Security Agreement by the Registrant in favor of PNC
           Bank, National Association, and American National Bank and Trust Company of Chicago
           dated as of January 26, 1998, incorporated herein by reference to Exhibit 10.5 to
           the Registrant's Quarterly Report on Form 10-Q filed on February 13, 1998
           (Commission File No. 1-8122).
 
10.11      Stock Sale Agreement between the Registrant and International Business Machines
           Corporation dated January 19, 1996, incorporated herein by reference to Exhibit 99.1
           to the Registrant's Current Report on Form 8-K filed on February 8, 1996 (Commission
           File No. 1-8122).
 
10.12      Managed Service Agreement between International Business Machines Corporation and
           Axiom Real Estate Management, Inc. dated as of January 1, 1996, and Side Letter
           Agreement between the parties dated January 19, 1996, incorporated herein by
           reference to Exhibit 99.2 to the Registrant's Current Report on Form 8-K filed on
           February 8, 1996 (Commission File No. 1-8122).
 
10.13      Asset Purchase Agreement by and among Bishop Hawk, Inc., Sopilote Inc., N. Bruce
           Ashwill and Grubb & Ellis Company dated July 22, 1998 (without exhibits),
           incorporated herein by reference to Exhibit 2.1 to the Registrant's Current Report
           on Form 8-K filed on August 5, 1998 (Commission File No. 1-8122).
</TABLE>
 
------------------------
 
<TABLE>
<S>        <C>
*          Management contract or compensatory plan or arrangement.
 
(21)       Subsidiaries of the Registrant
 
(23)       Consent of Independent Auditors
 
           23.1   Consent of Ernst & Young LLP
 
(24)       Powers of Attorney
 
(27)       Financial Data Schedule
 
(b)        Reports on Form 8-K. A Current Report on Form 8-K was filed with the S.E.C. on
           August 5, 1998, disclosing under Item 2 the acquisition of certain assets of Bishop
           Hawk, Inc. The financial statements related to such acquisition will be filed as an
           amendment to the Form 8-K.
</TABLE>
 
                                       40
<PAGE>
                                   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 this 28th day of
September, 1998.
 
GRUBB & ELLIS COMPANY
 
(REGISTRANT)
 
<TABLE>
<S>        <C>                                                    <C>
By                                   *
           ----------------------------------------------------
                                Neil Young                        September 28, 1998
             CHAIRMAN OF THE BOARD AND CHIEF EXECUTIVE OFFICER
</TABLE>
 
    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.
 
<TABLE>
<S>        <C>                                                    <C>
By                                   *
           ----------------------------------------------------
                                Neil Young                        September 28, 1998
            CHAIRMAN OF THE BOARD AND CHIEF EXECUTIVE OFFICER,
                        PRINCIPAL EXECUTIVE OFFICER
 
By                          /s/ BRIAN D. PARKER
           ----------------------------------------------------
                              Brian D. Parker                     September 28, 1998
            SENIOR VICE PRESIDENT AND CHIEF FINANCIAL OFFICER,
                PRINCIPAL FINANCIAL AND ACCOUNTING OFFICER
</TABLE>
 
<TABLE>
<C>                                                         <S>
                            *                               September 28, 1998
---------------------------------------------------------
                     R. David Anacker
                         DIRECTOR
 
                            *                               September 28, 1998
---------------------------------------------------------
                    Lawrence S. Bacow
                         DIRECTOR
 
                            *                               September 28, 1998
---------------------------------------------------------
                      Joe F. Hanauer
                         DIRECTOR
 
                            *                               September 28, 1998
---------------------------------------------------------
                    C. Michael Kojaian
                         DIRECTOR
 
                            *                               September 28, 1998
---------------------------------------------------------
                      Sidney Lapidus
                         DIRECTOR
</TABLE>
 
                                       41
<PAGE>
<TABLE>
<C>                                                         <S>
                            *                               September 28, 1998
---------------------------------------------------------
                   Reuben S. Leibowitz
                         DIRECTOR
 
                            *                               September 28, 1998
---------------------------------------------------------
                   Robert J. McLaughlin
                         DIRECTOR
 
                                                            September 28, 1998
---------------------------------------------------------
                     Thomas A. Meador
                         DIRECTOR
 
                            *                               September 28, 1998
---------------------------------------------------------
                    John D. Santoleri
                         DIRECTOR
 
                            *                               September 28, 1998
---------------------------------------------------------
                     Todd A. Williams
                         DIRECTOR
</TABLE>
 
<TABLE>
<S>        <C>                                      <C>                          <C>
*By:                /s/ ROBERT J. WALNER
           --------------------------------------
                      Robert J. Walner
                      ATTORNEY-IN-FACT,
               PURSUANT TO POWERS OF ATTORNEY
</TABLE>
 
                                       42
<PAGE>
                     GRUBB & ELLIS COMPANY AND SUBSIDIARIES
                               EXHIBIT INDEX (A)
                    FOR THE FISCAL YEAR ENDED JUNE 30, 1998
 
<TABLE>
<CAPTION>
 EXHIBIT
----------
<S>         <C>
   (10)     Material Contracts
            10.5 Grubb & Ellis 1998 Stock Option Plan, effective as of January 13, 1998.
   (21)     Subsidiaries of the Registrant
   (23)     Consent of Independent Auditors
            23.1 Consent of Ernst & Young LLP
   (24)     Powers of Attorney
   (27)     Financial Data Schedule
    (A)     Exhibits incorporated by reference are listed in Item 14(a)3 of this Report.
</TABLE>