Document:

exv10w63

	 	 	 
	Exhibit 10.63

PROMISSORY NOTE (SECURED)

	 	

	 	 	 
	$1,140,000.00

	 	Loan No. 02-62113607
	 

	 	Date: August 31, 2009

	1.	 	PROMISE TO PAY. For value received, the undersigned, COLE CB MEBANE NC, LLC, a
Delaware limited liability company (“Borrower”), promises to pay to the order of WELLS FARGO
BANK, NATIONAL ASSOCIATION (“Lender”), having an address at 5938 Priestly Drive, Suite 200,
Carlsbad, California 92008, or at such other place as may be designated in writing by Lender,
the principal sum of ONE MILLION ONE HUNDRED FORTY THOUSAND AND 00/100THS DOLLARS
($1,140,000.00) (“Loan”), with interest thereon as specified herein. All sums owing hereunder
are payable in lawful money of the United States of America, in immediately available funds,
without offset, deduction or counterclaim of any kind.
	 
	2.	 	SECURED BY SECURITY INSTRUMENT. This Note is secured by, among other things, those
certain deeds of trust, mortgages, and deeds to secure debt of even date herewith more
particularly described on Exhibit C attached hereto and made a part hereof
(collectively, the “Security Instrument”) given by Borrower and affiliates of Borrower
encumbering certain real property described in the Security Instrument (collectively, the
“Property”), as more particularly described therein, in each case given for the benefit of
Lender.
	 
	3.	 	DEFINITIONS. For the purposes of this Note, the following terms shall have the
following meanings:
	 
	 	 	“30/360 Basis” means on the basis of a 360-day year consisting of twelve (12) months
of thirty (30) days each.
	 
	 	 	“Account Funds” shall have the meaning as set forth in the Cash Management Agreement.
	 
	 	 	“Actual/360 Basis” means on the basis of a 360-day year and charged on the basis of
actual days elapsed for any whole or partial month in which interest is being calculated.
	 
	 	 	“Affiliate” means, as to any specified Person, (a) any Person that directly or
indirectly through one or more intermediaries controls or is controlled by or is under common
control with such Person, (b) any Person owning or controlling fifty percent (50%) or more of
the outstanding voting securities of or other ownership interests in such Person, (c) any
officer, director, partner, employee or member (direct or indirect and no matter how remote)
of such Person, (d) if such Person is an individual, any entity for which such Person directly
or indirectly acts as an officer, director, partner, owner employee or member, (e) any entity
in which such Person (together with the members of his family if the Person in question is an
individual) owns, directly or indirectly through one or more intermediaries an interest in any
class of stock (or other beneficial interest in such entity) of fifty percent (50%) or more,
(f) any family member by blood, marriage or otherwise of such Person, (g) with respect to any
Obligor, any other Obligor, or (h) with respect to any Obligor, any direct or indirect owner
of an interest in Borrower. The term “control” means the possession, directly or
indirectly, of the power to direct or cause the direction of the management

 

 

	 	 	and policies of a Person, whether through ownership of voting securities or other ownership
interests, by contract or otherwise.
	 
	 	 	“Amortization Period” means twenty-five (25) years.
	 
	 	 	“Adjusted LIBO Rate” means the rate of interest equal to the LIBO Rate divided by one
(1.00) minus the Reserve Percentage:

	 	 	 	 	 	 	 
	 

	 	Adjusted LIBO Rate =
	 	 LIBO Rate
 

(1 – Reserve Percentage)
	 	 

	 	 	“Balloon Payments” shall mean, with respect to Lease Guarantor, the total principal
amount at maturity of all debt obligations that matured during the twelve (12) month period
ending on the date of determination.
	 
	 	 	“Business Day” means any day other than a Saturday, Sunday, legal holiday or other day
on which commercial banks in New York are authorized or required by law to close. All
references in this Note to a “day” or a “date” shall be to a calendar day unless specifically
referenced as a Business Day.
	 
	 	 	“Cash Management Agreement” shall have the meaning set forth in Section 3.2 of
Exhibit A to this Note.
	 
	 	 	“Cash Sweep Election” has that meaning given to that term in Section 3.1 of
Exhibit A to this Note.
	 
	 	 	“Code” means the Internal Revenue Code of 1986, as amended to date and as further
amended from time to time, or any successor statutes thereto, together with applicable
regulations issued pursuant thereto in temporary or final form.
	 
	 	 	“Collateral” shall have the meaning stated in the Security Instrument.
	 
	 	 	“Default” shall have the meaning stated in the Security Instrument.
	 
	 	 	“Default Rate” means the lesser of (a) a fixed annual rate equal to four percent (4%)
plus the Note Rate and (b) the maximum rate of interest permitted by applicable law.
	 
	 	 	“Disbursement Date” means the date upon which the Loan proceeds are funded by Lender
into escrow in connection with the closing of the Loan.
	 
	 	 	“Due Date” means the last day of each Interest Period and the Maturity Date.
	 
	 	 	“EBITDA” means for the twelve (12) month period ending on the date of determination,
the sum of Lease Guarantor’s net income (loss) for such period plus, in each case to the
extent previously deducted in calculating net income (loss): (i) income taxes, (ii) principal
and interest payments on all of its debt obligations (including any borrowings under short
term credit facilities), (iii) all non-cash charges including depreciation and amortization,
and (iv) Non-Recurring Items.
	 
	 	 	“EBITDAR” means the sum of the Lease Guarantor’s EBITDA and Lease Guarantor’s total
land and building rent for the twelve (12) month period ending on the date of determination.

 

 

	 	 	“FCCR” means a Lease Guarantor’s fixed charge coverage ratio and is calculated by
dividing (i) EBITDAR, by (ii) Fixed Charges.
	 
	 	 	“First Due Date” means September 8, 2009.
	 
	 	 	“First Monthly Payment Amount Due Date” means October 6, 2009.
	 
	 	 	“Fixed Charges” means with respect to Lease Guarantor, for the twelve (12) month
period ending on the date of determination, capital lease payments, interest expense,
principal payments under debt obligations excluding Balloon Payments, and land and building
rent.
	 
	 	 	“Guarantor” means Cole REIT III Operating Partnership, LP, a Delaware limited
partnership.
	 
	 	 	“Impounds” shall have the meaning set forth in the Cash Management Agreement.
	 
	 	 	“Interest Period” means either (i) for the first payment, the period commencing on the
Disbursement Date and ending on the sixth (6th) calendar day of the next succeeding
calendar month, provided, however, if such calendar day is not a Business Day, then such
Interest Period shall end on the next succeeding Business Day after such sixth
(6th) calendar day, or (ii) for all other payments, the period commencing on the
sixth (6th) calendar day of the applicable calendar month, provided, however, if
such calendar day is not a Business Day, then such Interest Period shall commence on the next
succeeding Business Day after such sixth (6th) calendar day, and ending on the
sixth (6th) calendar day of the next succeeding calendar month, provided, however,
if such calendar day is not a Business Day, then such Interest Period shall end on the next
succeeding Business Day after such sixth (6th) calendar day; provided, further,
that no Interest Period shall extend beyond the Maturity Date. For each Interest Period, no
interest shall accrue on the last day of such Interest Period.
	 
	 	 	“Lease Adjusted Leverage” means with respect to Lease Guarantor under the Lease (as
such term is defined in the Security Instrument), as of any applicable date, the sum of (a)
eight (8) times Lease Guarantor ‘s total land and building rent for the twelve (12) month
period ending on the date of determination, and (b) the total current balance of Lease
Guarantor’s total debt obligations (including any borrowings under short term credit
facilities) on such date, divided by EBITDAR.
	 
	 	 	“Lease Guarantor” means Cracker Barrel Old Country Store, Inc., a Tennessee
corporation.
	 
	 	 	“Lease Guaranty” means that certain Guaranty Agreement dated as of June 30, 2009 by
Lease Guarantor in favor of Borrower.
	 
	 	 	“LIBO Breakage Fee” means a fee payable by Borrower to Lender if and upon (i) any
Default by Borrower and acceleration of the Loan by Lender, or (ii) any payment of or upon the
Loan is made on any day that is not the last day of the Interest Period applicable thereto
(regardless of the source of that prepayment and whether voluntary, by acceleration or
otherwise), which shall be equal to the amount of any losses, expenses and liabilities
(including, without limitation, any loss (including interest paid) in connection with the
re-deployment of the Loan funds or such payment, as applicable) that Lender may sustain as a
result of that payment. For purposes of calculating amounts payable to Lender in this regard,
Lender shall be deemed to have actually funded the Loan through the purchase of a deposit
bearing interest at the applicable LIBO Rate in an amount equal to the amount of the Loan and
having a maturity and repricing characteristics comparable to the applicable Interest Period;
provided, however, that Lender may fund the Loan in any manner it sees

 

 

	 	 	fit, and the foregoing assumption shall be utilized only for the calculation of amounts
payable under this subsection.
	 
	 	 	“LIBO Rate” means, for any Interest Period, the rate of interest, rounded upward to
the nearest whole multiple of one-sixteenth of one percent (0.0625%), quoted by Lender as the
London Inter-Bank Offered Rate for deposits in U.S. Dollars for interest periods equal to such
Interest Period at approximately 9:00 a.m. California time two (2) Business Days prior to the
commencement of such Interest Period.
	 
	 	 	“Loan Documents” means the documents identified as such in Exhibit B.
	 
	 	 	“Maturity Date” means August 29, 2012.
	 
	 	 	“Minimum Account Balance” shall have the meaning as set forth in the Cash Management
Agreement.
	 
	 	 	“Monthly Payment Amount” means the sum of the Principal Amount and the monthly
interest payment calculated by Lender on the sixth (6th) calendar day of each month
(or the next succeeding Business Day after such sixth (6th) calendar day if such
calendar day is not a Business Day) by Lender based on the Note Rate in effect on such date.
	 
	 	 	“Non-Recurring Items” shall mean with respect to Lease Guarantor, items of the sum
(whether positive or negative) of revenue minus expenses that, in the judgment of the Lender,
are unusual in nature and occur infrequently and are not representative of the ongoing/future
earnings or expenses of Lease Guarantor.
	 
	 	 	“Note Rate” means a floating rate of 3.75% plus the Adjusted LIBO Rate, charged on an
Actual/360 Basis. The floating Note Rate shall be initially determined on the Disbursement
Date and shall be reset on the first day of each Interest Period thereafter.
	 
	 	 	“Obligor” means any of Borrower, Guarantor and any other Person in any manner
obligated to Lender under the Loan Documents and/or granting any security for the Loan or for
the obligations of Guarantor.
	 
	 	 	“Person” means any individual, sole proprietorship, corporation, general partnership,
limited partnership, limited liability company or partnership, joint venture, association,
joint-stock company, bank, trust, land trust, estate, association, joint stock company,
unincorporated organization, any federal, state, county or municipal government (or any agency
or political subdivision thereof), endowment fund or any other form of entity.
	 
	 	 	“Principal Amount” means an amount calculated by Lender using the existing outstanding
principal balance as of the first day of each Interest Period and the Note Rate then in effect
over the then remaining portion of the Amortization Period after taking into account the
expired portion of the Amortization Period as of the date of determination; provided, however,
that in the event that Borrower enters into a Swap Agreement (as defined in the Security
Instrument), all monthly principal payment amounts shall be set forth on Schedule I attached
hereto.
	 
	 	 	“Rating Agencies” means Fitch, Inc., Moody’s Investors Service, Inc., Standard &
Poor’s Rating Services and any other nationally-recognized statistical rating organization
that, in connection with the securitization of the Loan by a REMIC maintains a rating, on the
date of a transfer of the Property

 

 

	 	 	pursuant to Section 4 of Exhibit A to this Note or a Property Substitution
pursuant to Section 5 of Exhibit A of this Note, of the securities issued by
the REMIC.
	 
	 	 	“Regulatory Costs” means, collectively, all future, supplemental, emergency or other
changes in Reserve Percentages, assessment rates imposed by the FDIC, or similar requirements
or costs imposed by any domestic or foreign governmental authority and related in any manner
to the LIBO Rate, provided said amounts are actually paid by (or on behalf of) Lender.
	 
	 	 	“Reserve Percentage” means at any time the percentage announced within Lender as the
reserve percentage under Regulation D for loans and obligations making reference to an
Adjusted LIBO Rate. The Reserve Percentage shall be based on Regulation D or other
regulations from time to time in effect concerning reserves for Eurocurrency Liabilities as
defined in Regulation D from related institutions as though Lender were in a net borrowing
position, as promulgated by the Board of Governors of the Federal Reserve System, or its
successor.
	 
	 	 	“Taxes” means, collectively, all withholdings, interest equalization taxes, stamp
taxes or other taxes (except income taxes (and branch profit taxes and franchise taxes imposed
on Lender in lieu of income taxes)) imposed by any domestic or foreign governmental authority
and related in any manner to the LIBO Rate, provided said amounts are actually paid by (or on
behalf of) Lender.
	 
	 	 	“Tenant” means CBOCS, INC., a Tennessee corporation.
	 
	 	 	“Trigger Event” has that meaning given to that term in Section 3.1 of Exhibit
A to this Note.
	 
	4.	 	INTEREST; PAYMENTS.

	 	4.1	 	Interest Accrual. Interest on the outstanding principal balance of this
Note shall accrue from the Disbursement Date at the Note Rate calculated on an
Actual/360 Basis.
	 
	 	4.2	 	Payments. Monthly payments, each in the applicable Monthly Payment Amount,
shall commence on the First Monthly Payment Amount Due Date and continue on each Due Date
thereafter. In addition, if the Disbursement Date is not the sixth(6th)
calendar day of a month (or the next succeeding Business Day after such sixth
(6th) calendar day if such calendar day is not a Business Day), an
interest-only payment shall be due on the First Due Date. Borrower acknowledges that the
applicable Monthly Payment Amount is determined on an Actual/360 Basis. On the Maturity
Date, all unpaid principal and accrued but unpaid interest shall be due and owing in
full. All interest shall be paid in arrears. Except as otherwise specifically provided
in this Note or the other Loan Documents, all payments and deposits due under this Note
or the other Loan Documents shall be made to Lender not later than 12:00 noon, California
time, on the day on which such payment or deposit is due. Any funds received by Lender
after such time shall, for all purposes, be deemed to have been received on the next
succeeding Business Day.
	 
	 	4.3	 	Acknowledgments. Borrower acknowledges that interest calculated on an
Actual/360 Basis exceeds interest calculated on a 30/360 Basis and, therefore: (a) a
greater portion of each monthly installment of principal and interest will be applied to
interest using the Actual/360 Basis than would be the case if interest accrued on a
30/360 Basis; and (b) the unpaid principal balance of this Note on the Maturity Date
will be greater using the Actual/360 Basis than would be the case if interest accrued on
a 30/360 Basis.

 

 

	 	4.4	 	Application of Payments. In the absence of a specific determination by
Lender to the contrary, all payments paid by Borrower to Lender in connection with the
obligations of Borrower under this Note and under the other Loan Documents shall be
applied in the following order of priority: (a) to amounts, other than principal and
interest, due to Lender pursuant to this Note or the other Loan Documents; (b) to
accrued but unpaid interest on this Note; and (c) to the unpaid principal balance of
this Note. Borrower irrevocably waives the right to direct the application of any
payments at any time received by Lender from or on behalf of Borrower, and Borrower
agrees that Lender shall have the continuing exclusive right to apply any such payments
to the then due and owing obligations of Borrower in such order of priority as Lender
may deem advisable.
	 
	 	4.5.	 	Taxes, Regulatory Costs and Reserve Percentages. Upon Lender’s demand,
Borrower shall pay to Lender, in addition to all other amounts which may be or become due
and payable under this Note and the other Loan Documents, any and all Taxes and
Regulatory Costs allocable to the Loan based on Lender’s reasonable good faith
computation. Further, at Lender’s option, the Adjusted LIBO Rate shall be automatically
adjusted by adjusting the Reserve Percentage, as determined by Lender in its prudent
banking judgment, from the date of imposition (or subsequent date selected by Lender) of
any such Regulatory Costs. Lender shall give Borrower notice of any Taxes and Regulatory
Costs as soon as practicable after their occurrence, but Borrower shall be liable for all
Taxes and Regulatory Costs allocable to the Loan based on Lender’s reasonable good faith
computation regardless of whether or when notice is so given.
	 
	 	4.6.	 	Purchase, Sale and Matching of Funds. Borrower understands, agrees and
acknowledges the following: (a) Lender has no obligation to purchase, sell, and/or match
funds in connection with the use of an Adjusted LIBO Rate as a basis for calculating the
Note Rate; (b) an Adjusted LIBO Rate is used merely as a reference in determining the
Note Rate; and (c) Borrower has accepted an Adjusted LIBO Rate as a reasonable and fair
basis for calculating the Note Rate. Borrower further agrees to pay the Taxes and
Regulatory Costs, if any, allocable to the Loan based on Lender’s reasonable good faith
computation, whether or not Lender elects to purchase, sell and/or match funds.
	 
	 	4.7	 	LIBO Breakage Fee. If and upon (i) any Default by Borrower and
acceleration of the Loan by Lender, or (ii) any payment of or upon the Loan is made on
any day that is not the last day of the Interest Period applicable thereto (regardless of
the source of that prepayment and whether voluntary, by acceleration or otherwise),
Borrower shall pay a LIBO Breakage Fee in addition to all other sums payable by Borrower
at that time.
	 
	 	4.8	 	Interest Rate Protection. On or before the closing of the Loan, Borrower
shall enter into an interest rate protection agreement (the “Interest Rate Protection
Agreement”), in form and substance acceptable to Lender, with Lender or a financial
institution acceptable to Lender, to fix or cap the interest rate, for the term of the
Loan, at an interest rate that results in a Debt Service Coverage Ratio of no less than
2.00 to 1.00. The “Debt Service Coverage Ratio” shall be calculated by dividing the
monthly cash flow for the Property by the Monthly Payment Amount for the corresponding
period. For the purposes hereof, “cash flow” shall be defined as net income of Borrower
after provision for approved operating expenses, increased by the amount of depreciation,
amortization and other non-cash charges, if any. In the event that Borrower enters into
an Interest Rate Protection Agreement with a financial institution other than Lender, (i)
such agreement shall not be secured, either directly or indirectly, by the Property
(including Borrower’s equity interest in the Property), and (ii) a default under the Loan
shall not be considered a default under the Interest Rate Protection

 

 

	 	 	 	Agreement. In the event that Borrower enters into an Interest Rate Protection
Agreement with Lender, (i) such agreement shall be secured by the Property, and (ii) it
shall be an Event of Default under the Loan if any event of default occurs under such
Interest Rate Protection Agreement where Borrower (or its affiliate) is the defaulting
party.

	5.	 	LATE CHARGE; DEFAULT RATE.

	 	5.1	 	Late Charge. If all or any portion of any payment or deposit required
hereunder (other than the payment due on the Maturity Date) is not paid or deposited on
or before the fourth day following the day on which the payment is due Borrower shall pay
a late or collection charge, as liquidated damages, equal to five percent (5%) of the
amount of such unpaid payment. If all or any portion of the payment due on the Maturity
Date is paid after the Maturity Date and on a date which is not the sixth
(6th) calendar day of a month (or the next succeeding Business Day after such
sixth (6th) calendar day if such calendar day is not a Business Day), Borrower
shall pay a late or collection charge, as liquidated damages, equal to the interest which
would have accrued on such amount during the period commencing on the date payment of
such amount is actually made and ending on the last day of the calendar month in which
payment of such amount is actually made. Borrower acknowledges that Lender will incur
additional expenses as a result of any late payments or deposits hereunder, which
expenses would be impracticable to quantify, and that Borrower’s payments under this
Section 5.1 are a reasonable estimate of such expenses. Commencing upon a Default and
continuing until such Default shall have been cured by Borrower, all sums owing on this
Note shall bear interest until paid in full at the Default Rate.

	6.	 	MAXIMUM RATE PERMITTED BY LAW. Neither this Note nor the other Loan Documents shall
be construed to require the payment or permit the collection of any interest or any late
payment charge in excess of the maximum rate permitted by law. If any such excess interest or
late payment charge is provided for under this Note or any of the other Loan Documents or if
this Note or any of the other Loan Documents shall be adjudicated to provide for such excess,
Borrower shall not be obligated to pay such excess notwithstanding any other provision of the
Loan Documents. If Lender shall collect amounts which are deemed to constitute interest and
which would increase the effective interest rate to a rate in excess of the maximum rate
permitted by law, all such amounts deemed to constitute interest in excess of the maximum
legal rate shall, upon such determination, at the option of Lender, be returned to Borrower or
credited against the outstanding principal balance of this Note.
	 
	7.	 	[INTENTIONALLY OMITTED].
	 
	8.	 	MISCELLANEOUS. The date of this Note and the other Loan Documents is for reference
purposes only. The effective date of delivery and transfer to Lender of the security under the
Security Instrument and the other Loan Documents and of Borrower’s and Lender’s obligations
under this Note and the other Loan Documents shall be the date the Security Instrument is
recorded in the real estate records of the county where the Property is located. If this Note
is executed by more than one person or entity as Borrower, the obligations of each such person
or entity shall be joint and several. No person or entity shall be a mere accommodation maker,
but each shall be primarily and directly liable hereunder. Except as otherwise provided in any
other Loan Document, Borrower hereby waives presentment, demand, notice of dishonor, notice of
default or delinquency, notice of intent to accelerate, notice of acceleration, notice of
nonpayment, notice of costs, expenses or losses and interest thereon, and notice of interest
on interest and late charges. Time is of the essence with respect to every provision of this
Note and the other Loan Documents. This Note shall be governed by, and construed in
accordance with, the laws of the State of New York, except

 

 

	 	 	to the extent preempted by Federal laws. This Note may be executed in any number of
counterparts, each of which when executed and delivered shall be deemed an original and all of
which taken together shall be deemed to be one and the same Note. The terms, covenants and
conditions contained herein shall be binding upon and inure to the benefit of the heirs,
successors and assigns of the parties hereto. The foregoing sentence shall not be construed to
permit Borrower to assign the Loan except as otherwise permitted in the Loan Documents.
“Business Day” shall mean any day other than a Saturday, Sunday, legal holiday or other day on
which commercial banks in New York are authorized or required by law to close. All references
in this Note to a “day” or a “date” shall be to a calendar day unless specifically referenced
as a Business Day. All references in this Note to a “month,” “quarter” or “year” shall be to
a calendar month, quarter or year respectively unless specifically referenced otherwise. The
additional terms and conditions contained in Exhibits A, B and C. attached hereto are
incorporated herein by this reference.
	 
	9.	 	PREPAYMENT—STEPPED. Borrower acknowledges that any prepayment of this Note will
cause Lender to lose its interest rate yield on this Note and will possibly require that
Lender reinvest any such prepayment amount in loans of a lesser interest rate yield
(including, without limitation, in debt obligations other than first mortgage loans on
commercial properties). As a consequence, Borrower agrees as follows, as an integral part of
the consideration for Lender’s making the Loan:

	 	9.1	 	Voluntary Prepayment. Any voluntary prepayment of this Note: (a) is
permitted in full only and not in part; and (b) may only be made after Borrower’s
delivery to Lender of not less than 30 nor more than 90 days prior written notice of
Borrower’s intent to prepay.
	 
	 	9.2	 	Prepayment Charge.

	 	(a)	 	Prepayment Charge-Stepped. This Note may be prepaid in
full (and not in part, except for partial prepayments resulting from Lender’s
application of any insurance proceeds or condemnation awards to the outstanding
principal balance of the Loan) only upon payment of a prepayment charge in the
amount of:

	 	(1)	 	3.0% of the principal amount prepaid if prepaid
during the term beginning on the Disbursement Date and continuing to,
but not including, the date that is one year after the First Due Date;
	 
	 	(2)	 	2.0% of the principal amount prepaid if prepaid
on or after the date that is one year after the First Due Date and
before the date that is two years after the First Due Date; and
	 
	 	(3)	 	1.0% of the principal amount prepaid if prepaid
on or after the date that is two years after the First Due Date and
before the date that is three months before the Maturity Date.

	 	 	 	Notwithstanding the foregoing, no prepayment charge shall be due in the
event that Borrower refinances the Loan with Lender. There shall be no
other right of prepayment.
	 
	 	(b)	 	Additional Charge. If this Note is prepaid on any day
other than a Due Date, whether such prepayment is voluntary, involuntary or
upon full acceleration of the principal amount of this Note by Lender following
a Default, Borrower shall pay to Lender on the prepayment date (in addition to
the prepayment charge

 

 

	 	 	 	described in Section 9.2(a) above, if then applicable, and all other sums
then due and owing to Lender under this Note and the other Loan Documents),
a LIBO Breakage Fee, and any termination fees pertaining to the Interest
Rate Protection Agreement, together with an additional prepayment charge
equal to the interest which would otherwise have accrued on the amount
prepaid (had such prepayment not occurred) during the period from and
including the prepayment date to and including the last day of the calendar
month in which the prepayment occurred.
	 
	 	(c)	 	Exclusion. Notwithstanding the foregoing, no
prepayment charge of any kind shall apply in respect to any prepayment
resulting from Lender’s application of any insurance proceeds or condemnation
awards to the outstanding principal balance of the Loan. Notwithstanding the
foregoing, Borrower shall not be liable for the foregoing prepayment charge if
the outstanding principal amount of the Loan is prepaid with proceeds of a new
loan made by Lender to Borrower.
	 
	 	(d)	 	Effect of Prepayment. No partial prepayment of this
Note shall change any Due Date or the method of calculation of the Monthly
Payment Amount, unless Lender otherwise agrees in writing.
	 
	 	(e)	 	Waiver. Borrower waives any right to prepay this Note
except under the terms and conditions set forth in this Section 9 and agrees
that if this Note is prepaid, Borrower shall pay the prepayment charge set
forth above (to the extent applicable). Borrower hereby acknowledges that: (a)
the inclusion of this waiver of prepayment rights and agreement to pay the
prepayment charge (to the extent applicable) for the right to prepay this Note
was separately negotiated with Lender; (b) the economic value of the various
elements of this waiver and agreement was discussed; and (c) the consideration
given by Borrower for the Loan was adjusted to reflect the specific waiver and
agreement negotiated between Borrower and Lender and contained herein.

Borrower’s Initials /s/ TJW

	10.	 	INTENTIONALLY OMITTED.
	 
	11.	 	COMMERCIAL LOAN. Borrower warrants that the Loan evidenced by this Note is being
made solely to acquire or carry on a business or commercial enterprise, and/or Borrower is a
business or commercial organization. Borrower further warrants that all of the proceeds of
this Note shall be used for commercial purposes and stipulates that the Loan evidenced by this
Note shall be construed for all purposes as a commercial loan, and is made for other than
personal, family or household purposes.
	 
	12.	 	WAIVER OF JURY TRIAL. TO THE EXTENT NOW OR HEREAFTER PERMITTED BY APPLICABLE LAW,
LENDER AND BORROWER HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE ANY RIGHTS THEY MAY
HAVE TO A TRIAL BY JURY IN RESPECT OF ANY LITIGATION BASED HEREON, OR ARISING OUT OF, UNDER,
OR IN CONNECTION WITH, THIS NOTE OR ANY OTHER LOAN DOCUMENT, OR ANY COURSE OF CONDUCT, COURSE
OF DEALING, STATEMENTS (WHETHER ORAL OR WRITTEN), OR ACTIONS OF LENDER OR

 

 

BORROWER. THIS PROVISION IS A MATERIAL INDUCEMENT FOR LENDER TO MAKE THE LOAN TO BORROWER.

	13.	 	FINAL EXPRESSION/NO ORAL AGREEMENTS. READ THIS DOCUMENT CAREFULLY. THE WRITTEN NOTE
AND THE OTHER LOAN DOCUMENTS REPRESENT THE FINAL AGREEMENT BETWEEN THE PARTIES AND MAY NOT BE
CONTRADICTED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS, OR SUBSEQUENT ORAL AGREEMENTS OF THE
PARTIES.
	 
	 	 	THERE ARE NO UNWRITTEN ORAL AGREEMENTS BETWEEN THE PARTIES.

[Signature Page Follows]

 

 

     Intending to be fully bound, Borrower has executed this Note effective as of the day and year first
above written.

	 	 	 	 	 
	 

	 	BORROWER:	 	 
	 
	 	 	 	 
	 

	 	COLE CB MEBANE NC, LLC,	 	 
	 

	 	a Delaware limited liability company	 	 
	 
	 	 	 	 
	 

	 	By: Cole REIT Advisors III, LLC,	 	 
	 

	 	a Delaware limited liability company,	 	 
	 

	 	its manager	 	 

	 	 	 	 	 
	 	 	 
	 	By:  	/s/ Todd J. Weiss
 	 
	 	 	Name:  	Todd J. Weiss 	 
	 	 	Title:  	Vice Presidentexv10w64

Exhibit 10.64

STATE OF SOUTH CAROLINA

COUNTY OF GREENVILLE

This instrument was prepared by:

Monique Olivier, Esq.

Pepler Mastromonaco LLP

100 First Street, 25th Floor

San Francisco, CA 94105

Recording requested by

and when recorded return to:

WELLS FARGO BANK, N.A.

Commercial Mortgage Origination

5938 Priestly Drive, Suite 200

Carlsbad, California 92008

	 	 	 
	Attention:

	 	CMO Loan Admin.
	Loan No.:

	 	 02-62113631
	Unit No.:

	 	 579

  

MORTGAGE AND ABSOLUTE ASSIGNMENT OF RENTS AND LEASES AND SECURITY AGREEMENT
 (AND FIXTURE FILING)

Dated as of August 31, 2009

From

COLE CB PIEDMONT SC, LLC, a Delaware limited liability company,

as Mortgagor

to

WELLS FARGO BANK, NATIONAL ASSOCIATION,

as Mortgagee

 

 

 

MORTGAGE AND ABSOLUTE ASSIGNMENT OF RENTS AND LEASES AND SECURITY AGREEMENT
 (AND FIXTURE FILING)

     This MORTGAGE AND ABSOLUTE ASSIGNMENT OF RENTS AND LEASES AND SECURITY AGREEMENT (AND FIXTURE
FILING) (“Mortgage”), dated as of August 31, 2009 (the “Effective Date”), is
executed by COLE CB PIEDMONT SC, LLC, a Delaware limited liability company (“Mortgagor”),
with an office at c/o Cole REIT III Operating Partnership, LP, 2555 E. Camelback Road, Suite 400,
Phoenix, Arizona 85016, for the benefit of WELLS FARGO BANK, NATIONAL ASSOCIATION, with a mailing
address at 5938 Priestly Drive, Suite 200, Carlsbad, California 92008 (“Mortgagee”).

RECITALS

	A.	 	Mortgagor as “Borrower” proposes to borrow from Mortgagee, and Mortgagee proposes to lend to
Mortgagor, the original principal sum of ONE MILLION FIVE HUNDRED FORTY THOUSAND AND 00/100THS
DOLLARS ($1,540,000.00) (the “Loan”). The Loan is evidenced by that certain Secured
Promissory Note of even date herewith, in the principal amount of the Loan, executed by
Mortgagor to Mortgagee (the “Note”).
	 
	B.	 	The loan documents include this Mortgage, the Note and the other documents described in the
Note as Loan Documents (“Loan Documents”).

ARTICLE 1 MORTGAGE

	1.1.	 	GRANT. For the purposes of and upon the terms and conditions of this Mortgage,
Mortgagor absolutely and irrevocably mortgages, grants, conveys and assigns to Mortgagee, with
right of entry and possession all estate, right, title and interest which Mortgagor now has or
may hereafter acquire in, to, under, or derived from any or all of the following: (a) that
real property (“Land”) located in Piedmont, county of Greenville, South Carolina, and
more particularly described on Exhibit A attached hereto and incorporated herein by
this reference; (b) all and singular rights, members, hereditaments and appurtenances
belonging, or in anyway incident or pertaining thereto; (c) all buildings, improvements and
fixtures now or hereafter located on the Land; and (d) all additions, accretions, rents,
issues, profits, royalties, easements, water, water rights, water stock, minerals, oil rights,
gas rights, air rights and other rights now or hereafter appurtenant or related to the Land.
All of the foregoing property is hereinafter collectively defined as the “Property.”
The listing of specific rights or property shall not be interpreted as a limitation of general
terms.
	 
	 	 	TO HAVE AND TO HOLD all the Property to Mortgagee, its successors and assigns, in fee simple
forever.

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	 	 	PROVIDED ALWAYS, HOWEVER, that if Mortgagor pays or causes to be paid to Mortgagee the debt
secured hereby, the estate granted shall cease, determine and be utterly null and void;
otherwise said estate shall remain in full force and effect.
	 
	 	 	IT IS AGREED that Mortgagor shall be entitled to hold and enjoy the Property until a Default
as herein defined has occurred.

ARTICLE 2 OBLIGATIONS SECURED

	2.1.	 	OBLIGATIONS SECURED. Mortgagor makes the foregoing mortgage, conveyance, grant and
assignment and those set forth in Articles 3 and 4 hereof and elsewhere herein for the
purpose of securing the following obligations (“Secured Obligations”):

	 	a.	 	Full and punctual payment to Mortgagee of all sums at any time owing under the
Note;
	 
	 	b.	 	Payment and performance of all covenants and obligations of Mortgagor under
this Mortgage including, without limitation, indemnification obligations and advances
made to protect the Property;
	 
	 	c.	 	Payment and performance of all additional covenants and obligations of
Mortgagor under the Loan Documents;
	 
	 	d.	 	Payment and performance of all future advances and other obligations that the
then record owner of all or part of the Property may agree to pay and/or perform
(whether as principal, surety or guarantor) for the benefit of Mortgagee, when the
obligation is evidenced by a writing which recites that it is secured by this Mortgage
and such future advances shall at no time exceed $2,480,000.00 plus interest,
attorneys’ fees, and court costs incurred in collection of amounts due hereunder; TO
THE EXTENT PROVIDED IN THE NOTE, INTEREST OR DISCOUNT WILL BE DEFERRED, ACCRUED, OR
CAPITALIZED;
	 
	 	e.	 	Payment and performance under any swap, derivative, foreign exchange or hedge
transaction or arrangement or similar transaction or arrangement howsoever described or
defined at any time entered into between Mortgagor and Mortgagee in connection with the
Note (“Swap Agreement”);
	 
	 	f.	 	All interest and charges on all obligations secured hereby including, without
limitation, prepayment charges, late charges and loan fees;
	 
	 	g.	 	All modifications, extensions and renewals of any of the obligations secured
hereby, however evidenced, including, without limitation: (i) modifications of the
required principal payment dates or interest payment dates or both, as the case may be,
deferring or accelerating payment dates wholly or partly; and (ii) modifications,
extensions or renewals at a different rate of interest whether or not any such
modification, extension or renewal is evidenced by a new or additional promissory note
or notes; and

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	 	h.	 	Payment and performance of any other obligations which are defined as
“Secured Obligations” in the Note.

	2.2.	 	OBLIGATIONS. The term “obligations” is used herein in its broadest and most
comprehensive sense and shall be deemed to include, without limitation, all interest and
charges, prepayment charges, late charges and loan fees at any time accruing or assessed on
any of the Secured Obligations pursuant to the terms of the Loan Documents.
	 
	2.3.	 	INCORPORATION. All terms and conditions of the documents which evidence any of the
Secured Obligations are incorporated herein by this reference. All persons who may have or
acquire an interest in the Property shall be deemed to have notice of the terms of the Secured
Obligations and to have notice that the rate of interest on one or more Secured Obligation may
vary from time to time.
	 
	2.4.	 	PROTECTIVE ADVANCES. During the continuance of a Default, Mortgagee shall have the
right, but not the obligation, to make protective advances with respect to the Property for
the payment of taxes, assessments, insurance premiums or costs incurred for the protection of
the Property, and such protective advances, together with interest thereon at the Default Rate
from the date of each such advance until it is repaid in full, shall be secured by this
Mortgage to the fullest extent and with the highest priority contemplated by applicable law.

	2.5.	 	MATURITY DATE. The Maturity Date of the Note is August 29, 2012.

ARTICLE 3 ABSOLUTE ASSIGNMENT OF RENTS AND LEASES

	3.1.	 	ASSIGNMENT. Mortgagor absolutely and irrevocably assigns to Mortgagee all of
Mortgagor’s right, title and interest in, to and under: (a) all present and future leases of
the Property or any portion thereof, all licenses and agreements relating to the management,
leasing or operation of the Property or any portion thereof, and all other agreements of any
kind relating to the use or occupancy of the Property or any portion thereof, whether such
leases, licenses and agreements are now existing or entered into after the date hereof,
including, without limitation, that certain Lease Agreement dated as of June 30, 2009, between
Mortgagor, as landlord and CBOCS, INC., a Tennessee corporation, as tenant (the “Existing
Tenant”) covering the Property (as amended, the “Existing Lease”); all such
leases, licenses and agreements to which Grantor is a party, including, without limitation,
the Existing Lease, as same have been or may be amended from time to time, are hereinafter
collectively referred to as the “Leases” and, individually, as a “Lease”) and
(b) all rents, issues, deposits and profits of the Property, including, without limitation,
all amounts payable and all rights and benefits accruing to Mortgagor under the Leases
(“Payments”). The term “Leases” shall also include all guarantees of and
security for the Tenants’ performance thereunder, and all amendments, extensions, renewals or
modifications thereto which are permitted hereunder. The terms “Tenant” and
“Tenants” shall refer to any and all current and future tenants, including, without
limitation, the Existing Tenant, under any and all Leases affecting the Property. This is a
present and absolute assignment, not an assignment for security purposes only, and Mortgagee’s
right to the Leases and Payments is not contingent upon, and may be exercised without
possession of, the Property.

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	3.2.	 	GRANT OF LICENSE. Mortgagee confers upon Mortgagor a revocable license
(“License”) to collect and retain the Payments as they become due and payable, until
the occurrence of a Default (as hereinafter defined). Upon a Default, the License shall be
automatically revoked and Mortgagee may collect and apply the Payments pursuant to the terms
hereof without notice and without taking possession of the Property. All Payments thereafter
collected by Mortgagor shall be held by Mortgagor as trustee under a constructive trust for
the benefit of Mortgagee. Mortgagor hereby irrevocably authorizes and directs the Tenants
under the Leases to rely upon and comply with any notice or demand by Mortgagee for the
payment to Mortgagee of any rental or other sums which may at any time become due under the
Leases, or for the performance of any of the Tenants’ undertakings under the Leases, and the
Tenants shall have no right or duty to inquire as to whether any Default has actually occurred
or is then existing. Mortgagor hereby relieves the Tenants from any liability to Mortgagor by
reason of relying upon and complying with any such notice or demand by Mortgagee. Mortgagee
may apply, in its sole discretion, any Payments so collected by Mortgagee against any Secured
Obligation or any other obligation of Mortgagor or any other person or entity, under any
document or instrument related to or executed in connection with the Loan Documents, whether
existing on the date hereof or hereafter arising. Collection of any Payments by Mortgagee
shall not cure or waive any Default or notice of Default or invalidate any acts done pursuant
to such notice. If and when no Default exists, the License shall be deemed to be re-conferred
upon Mortgagor by Mortgagee, without any further act or deed, until the occurrence of another
Default.
	 
	3.3.	 	COVENANTS — LEASES.

	 	a.	 	Affirmative Covenants. Mortgagor shall, at Mortgagor’s sole cost and
expense:

	 	(i)	 	perform all obligations of the landlord under the Leases and
use reasonable efforts to enforce performance by the Tenants of all obligations
of the Tenants under the Leases;
	 
	 	(ii)	 	use reasonable efforts to keep the Property leased at all times
to Tenants which Mortgagor reasonably and in good faith believes are
creditworthy at rents not less than the fair market rental value (including,
but not limited to, free or discounted rents to the extent the market so
requires);
	 
	 	(iii)	 	promptly upon Mortgagee’s request, deliver to Mortgagee a copy
of each requested Lease and all amendments thereto and waivers thereof; and
	 
	 	(iv)	 	promptly upon Mortgagee’s request, execute and record any
additional assignments of landlord’s interest under any Lease to Mortgagee and
specific subordinations of any Lease to this Deed of Trust, in form and
substance satisfactory to Mortgagee.

	 	b.	 	Negative Covenants. Unless consented to in writing by Mortgagee (in
its sole and absolute discretion) or otherwise permitted under any other provision of
the Loan Documents or under any Lease, Mortgagor shall not:

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	 	(i)	 	enter into any Lease which (aa) is not on commercially
reasonable terms and conditions similar to those found in similarly situated
commercial or retail properties, as applicable; (bb) does not contain
subordination, attornment and other grantee protective provisions, including a
provision requiring the Tenant to execute and deliver to the landlord an
estoppel certificate in form and substance reasonably satisfactory to the
landlord promptly upon the landlord’s request; (cc) does not contain
environmental compliance and reporting provisions reasonably satisfactory to
Mortgagee and its counsel; or (dd) allows the Tenant to assign or sublet the
premises, except in accordance with and subject to the terms set forth in such
Lease;
	 
	 	(ii)	 	grant any Tenant under any of the Leases any option, right of
first refusal or other right to purchase all or any portion of the Property
under any circumstances;
	 
	 	(iii)	 	grant any Tenant under any of the Leases any right to prepay
rent more than one (1) month in advance;
	 
	 	(iv)	 	except upon Mortgagee’s request, execute any assignment of
landlord’s interest in any of the Leases; or
	 
	 	(v)	 	collect rent or other sums due under any of the Leases in
advance, other than to collect rent one (1) month in advance of the time when
it becomes due.
	 
	 	(vi)	 	reduce any rent or other sums due from the Tenant under any
Lease;
	 
	 	(vii)	 	terminate or modify or amend any Lease or any guaranty
executed by any guarantor in connection therewith;
	 
	 	(viii)	 	allow the Tenant to assign or sublet its Lease, except in accordance with and
subject to the terms of its Lease;
	 
	 	(ix)	 	release or discharge the Tenant or any guarantor under any
Lease from any material obligation thereunder; or
	 
	 	(x)	 	subordinate or agree to subordinate any Lease to any other deed
of trust, deed to secure debt or mortgage (other than this Mortgage) and any
other Mortgage (as such term is defined in the Loan Documents).

	 	 	 	Any such attempted action in violation of the provisions of this Section shall be
null and void.

	 	c.	 	Lease Default. Mortgagor shall, at Mortgagor’s sole cost and expense,
give Mortgagee prompt written notice of any Lease Default (defined below). The term
“Lease Default” shall mean there shall exist (i) any “Event of Default” as
defined in any Lease, or (ii) any default under a Lease by Mortgagor after the
expiration of any applicable notice or cure period, in respect of a covenant,
misrepresentation, violation or other occurrence that

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	 	 	 	Mortgagee, in its reasonable discretion, determines to be a material covenant,
misrepresentation, violation or occurrence under such Lease.
	 
	 	d.	 	Approval of Existing Lease. It is understood that Mortgagor’s
execution and delivery of this Mortgage, together with Mortgagee’s disbursement of the
proceeds of the Loan, shall constitute Mortgagee’s written consent to the terms of the
Existing Lease, approval of the Tenant and an acknowledgment that the Existing Lease
complies with the provisions of this Section and the other provisions of this Mortgage.
As of the date of this Mortgage, the Property is subject to the Existing Lease which
has been approved by Mortgagee and is the only Lease affecting the Property.

	3.4.	 	ESTOPPEL CERTIFICATES. Within thirty (30) days after request by Mortgagee, but not
more than two (2) times in any twelve (12) month period, Mortgagor shall deliver to Mortgagee
and to any party designated by Mortgagee, estoppel certificates relating to the Leases
executed by Mortgagor and by Tenant, in form and substance as executed by Existing Tenant on
or about the date of this Mortgage; provided, however, if Tenant shall fail or refuse to so
execute and deliver any such estoppel certificate upon request, Mortgagor shall use reasonable
efforts to cause such Tenant to execute and deliver such estoppel certificate, but such
Tenant’s continued failure or refusal to do so, despite Mortgagor’s reasonable efforts, shall
not constitute a default by Mortgagor under this Section.
	 
	3.5.	 	RIGHT OF SUBORDINATION. Mortgagee may at any time and from time to time by specific
written instrument intended for the purpose unilaterally subordinate the lien of this Mortgage
to any Lease, without joinder or consent of, or notice to, Mortgagor, any Tenant or any other
person. Notice is hereby given to each Tenant under a Lease of such right to subordinate. No
subordination referred to in this Section shall constitute a subordination to any lien or
other encumbrance, whenever arising, or improve the right of any junior lienholder. Nothing
herein shall be construed as subordinating this Mortgage to any Lease.

ARTICLE 4 SECURITY AGREEMENT AND FIXTURE FILING

	4.1.	 	SECURITY INTEREST. Mortgagor grants and assigns to Mortgagee a security interest to
secure payment and performance of all of the Secured Obligations, in Mortgagor’s right, title
and interest in and to all of the following described personal property in which Mortgagor now
or at any time hereafter has any interest (“Collateral”):
	 
	 	 	All goods, building and other materials, supplies, work in process, equipment, machinery,
fixtures, furniture, furnishings, signs and other personal property, wherever situated,
which are or are to be incorporated into, used in connection with or appropriated for use on
the Property; all rents, issues, deposits and profits of the Property (to the extent, if
any, they are not subject to the Absolute Assignment of Rents and Leases); all inventory,
accounts, cash receipts, deposit accounts, impounds, accounts receivable, contract rights,
general intangibles, software, chattel paper, instruments, documents, promissory notes,
drafts, letters of credit, letter of credit rights, supporting obligations, insurance
policies, insurance and condemnation awards and proceeds, any other rights to the payment of
money, trade names, trademarks and service marks arising from or related to the Property or
any business now or hereafter conducted thereon by Mortgagor; all permits, consents,
approvals, licenses, authorizations and other rights granted by, given by or

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	 	 	obtained from, any governmental entity with respect to the ownership and use of the
Property; all deposits or other security now or hereafter made with or given to utility
companies by Mortgagor with respect to the Property; all advance payments of insurance
premiums made by Mortgagor with respect to the Property; all plans, drawings and
specifications relating to the Property; all loan funds held by Mortgagee, whether or not
disbursed; all funds deposited with Mortgagee pursuant to any Loan Document, all reserves,
deferred payments, deposits, accounts, refunds, cost savings and payments of any kind
related to the Property or any portion thereof, including, without limitation, all
“Impounds” as defined herein; together with all replacements and proceeds of, and additions
and accessions to, any of the foregoing, and all books, records and files relating to any of
the foregoing.
	 
	 	 	As to all of the above-described personal property which is or which hereafter becomes a
“fixture” under applicable law, this Mortgage constitutes a fixture filing under the South
Carolina Uniform Commercial Code, as amended or recodified from time to time (the
“UCC”). For purposes of the foregoing (i) Mortgagor is the “debtor” and its address
is as set forth on page 1 of this Mortgage, (ii) the Mortgagee is the “secured
party” and its address is as set forth on page 1 of this Mortgage and (iii) the name
of the record owner of the Property is Mortgagor.
	 
	4.2.	 	COVENANTS. Mortgagor agrees: (a) to execute and deliver such documents as Mortgagee
deems necessary to create, perfect and continue the security interests contemplated hereby;
(b) not to change its name, and as applicable, its chief executive offices, its principal
residence or the jurisdiction in which it is organized without giving Mortgagee at least
thirty (30) days’ prior written notice thereof; and (c) to cooperate with Mortgagee in
perfecting all security interests granted herein and in obtaining such agreements from third
parties as Mortgagee deems reasonably necessary, proper or convenient in connection with the
preservation, perfection or enforcement of any of Mortgagee’s rights hereunder.
	 
	4.3.	 	RIGHTS OF MORTGAGEE. In addition to Mortgagee’s rights as a “Secured Party” under
the UCC, Mortgagee may, but shall not be obligated to, at any time without notice and at the
expense of Mortgagor: (a) give notice to any person of Mortgagee’s rights hereunder and
enforce such rights at law or in equity; (b) insure, protect, defend and preserve the
Collateral or any rights or interests of Mortgagee therein; and (c) inspect the Collateral
(and during the term of any Lease, subject to any specific restrictions or prohibitions under
such Lease). Notwithstanding the above, in no event shall Mortgagee be deemed to have
accepted any property other than cash in satisfaction of any obligation of Mortgagor to
Mortgagee unless Mortgagee shall make an express written election of said remedy under the UCC
or other applicable law.
	 
	4.4.	 	RIGHTS OF MORTGAGEE UPON DEFAULT. Upon the occurrence and continuation of a Default,
then in addition to all of Mortgagee’s rights as a “Secured Party” under the UCC or otherwise
at law:

	 	a.	 	Disposition of Collateral. Mortgagee may: (i) upon written notice,
require Mortgagor to assemble the Collateral and make it available to Mortgagee at a
place designated by Mortgagee; (ii) without prior notice, enter upon the Property (and
during the term of any Lease affecting the Property, subject to any specific
restrictions or prohibitions under any such lease) or other place where any of the
Collateral may be located and take possession of, collect, sell, lease, license and
otherwise dispose of the Collateral, and store the same

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	 	 	 	at locations acceptable to Mortgagee at Mortgagor’s expense; or (iii) sell, assign
and deliver the Collateral at any place or in any lawful manner and bid and become
purchaser at any such sales; and
	 
	 	b.	 	Other Rights. Mortgagee may, for the account of Mortgagor and at
Mortgagor’s expense: (i) operate, use, consume, sell, lease, license or otherwise
dispose of the Collateral as Mortgagee deems appropriate for the purpose of performing
any or all of the Secured Obligations; (ii) enter into any agreement, compromise or
settlement including insurance claims, which Mortgagee may deem desirable or proper
with respect to the Collateral; and (iii) endorse and deliver evidences of title for,
and receive, enforce and collect by legal action or otherwise, all indebtedness and
obligations now or hereafter owing to Mortgagor in connection with or on account of the
Collateral.

	 	 	Mortgagor acknowledges and agrees that a disposition of the Collateral in accordance with
Mortgagee’s rights and remedies as heretofore provided is a disposition thereof in a
commercially reasonable manner and that five (5) Business Days’ prior notice of such
disposition is commercially reasonable notice. Mortgagee shall have no obligation to process
or prepare the Collateral for sale or other disposition. In disposing of the Collateral,
Mortgagee may disclaim all warranties of title, possession, quiet enjoyment and the like.
Any proceeds of any sale or other disposition of the Collateral may be applied by Mortgagee
first to the reasonable expenses incurred by Mortgagee in connection therewith, including,
without limitations, reasonable attorneys’ fees and disbursements, and then to the payment
of the Secured Obligations, in such order of application as Mortgagee may from time to time
elect.
	 
	4.5.	 	POWER OF ATTORNEY. Mortgagor hereby irrevocably appoints Mortgagee as Mortgagor’s
attorney-in-fact (such agency being coupled with an interest), and as such attorney-in-fact,
Mortgagee may, without the obligation to do so, in Mortgagee’s name or in the name of
Mortgagor, prepare, execute, file and record financing statements, continuation statements,
applications for registration and like papers necessary to create, perfect or preserve any of
Mortgagee’s security interests and rights in or to the Collateral, and take any other action
required of Mortgagor; provided, however, that Mortgagee as such attorney-in-fact shall be
accountable only for such funds as are actually received by Mortgagee.

ARTICLE 5 REPRESENTATIONS AND WARRANTIES

	5.1.	 	REPRESENTATIONS AND WARRANTIES. Mortgagor represents and warrants to Mortgagee that,
to Mortgagor’s current actual knowledge, the following statements are true and correct as of
the Effective Date:

	 	a.	 	Legal Status. Mortgagor is duly formed and validly existing and in
good standing under the laws of the state(s) in which Mortgagor is organized.
Mortgagor is qualified or licensed to do business in all jurisdictions in which such
qualification or licensing is required.
	 
	 	b.	 	Permits. Mortgagor possesses all permits, franchises and licenses and
all rights to all trademarks, trade names, patents and fictitious names, if any,
necessary to enable

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	 	 	 	Mortgagor to conduct the business(es) in which Mortgagor is now engaged in
compliance with applicable law.
	 
	 	c.	 	Authorization and Validity. The execution and delivery of the Loan
Documents have been duly authorized and the Loan Documents constitute valid and binding
obligations of Mortgagor, enforceable in accordance with their respective terms, except
as such enforcement may be limited by bankruptcy, insolvency, moratorium or other laws
affecting the enforcement of creditors’ rights, or by the application of rules of
equity.
	 
	 	d.	 	Violations. The execution, delivery and performance by Mortgagor of
each of the Loan Documents does not violate any provision of any law or regulation, or
result in any breach or default under any contract, obligation, indenture or other
instrument to which Mortgagor is a party or by which Mortgagor is bound.
	 
	 	e.	 	Litigation. Except as otherwise disclosed in that certain Disclosure
Agreement Regarding Representations, Covenants and Warranties of even date herewith,
executed by Mortgagor for the benefit of Mortgagee (the “Disclosure
Agreement”), there are no pending or threatened actions, claims, investigations,
suits or proceedings before any governmental authority, court or administrative agency
which may adversely affect the financial condition or operations of Mortgagor.
	 
	 	f.	 	Financial Statements. The Financial Statements (as such term is
defined in that certain Borrower’s Certification of even date herewith, executed by
Mortgagor in favor of Mortgagee) of the sole member of Mortgagor and guarantor, Cole
REIT III Operating Partnership, LP, a Delaware limited partnership
(“Guarantor”), previously delivered by Mortgagor to Mortgagee: (i) are
materially complete and correct; (ii) present fairly the financial condition of such
party; and (iii) have been prepared in accordance with generally accepted accounting
principles (“GAAP”). Since the date of such Financial Statements, there has
been no material adverse change in such financial condition, nor have any assets or
properties reflected on such financial statements been sold, transferred, assigned,
mortgaged, pledged or encumbered, except as disclosed in the Disclosure Agreement.
	 
	 	g.	 	Reports. All reports, documents, instruments and information delivered
by Mortgagor to Mortgagee or otherwise prepared by, for or at the direction of
Mortgagor and delivered to Mortgagee in connection with the Loan: (i) are correct and
sufficiently complete to give Mortgagee accurate knowledge of their subject matter; and
(ii) do not contain any misrepresentation of a material fact or omission of a material
fact which omission makes the provided information misleading.
	 
	 	h.	 	Income Taxes. There are no pending assessments or adjustments of
Mortgagor’s income tax payable with respect to any year.
	 
	 	i.	 	Subordination. There is no agreement or instrument to which Mortgagor
is a party or by which Mortgagor is bound that would require the subordination in right
of payment of any of Mortgagor’s obligations under the Note to an obligation owed to
another party.

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	 	j.	 	Title. Mortgagor lawfully holds and possesses fee simple title to the
Property, without limitation on the right to encumber same. This Mortgage is a first
lien on the Property prior and superior to all other liens and encumbrances on the
Property except: (i) liens for real estate taxes and assessments that are either not
yet due and payable or due, but not yet delinquent; (ii) senior exceptions previously
approved by Mortgagee and shown in the title insurance policy insuring the lien of this
Mortgage; and (iii) other matters, if any, as disclosed in the Disclosure Agreement.
	 
	 	k.	 	Mechanics’ Liens. Except as disclosed in the Disclosure Agreement,
there are no mechanics’ or similar liens or claims which have been filed for work,
labor or material affecting the Property which are or may be prior to or equal to the
lien of this Mortgage. Except as disclosed in the Disclosure Agreement, there are no
rights outstanding that under law could give rise to any liens affecting the Property
which are or may be prior to or equal to the lien of this Mortgage.
	 
	 	l.	 	Encroachments. Except as shown in the survey for the Property issued
in connection with the closing of the Loan and previously delivered to Mortgagee, none
of the buildings or other improvements which were included for the purpose of
determining the appraised value of the Property lies outside of the boundaries or
building restriction lines of the Property and no buildings or other improvements
located on adjoining properties encroach upon the Property.
	 
	 	m.	 	Leases. The Existing Lease is in full force and effect and is
enforceable in accordance with its terms. No material breach or default by any party,
or event which would constitute a material breach or default by any party after notice
or the passage of time, or both, exists under the Existing Lease. None of the
landlord’s interests under any of the Leases, including, but not limited to, rents,
additional rents, charges, issues or profits, has been transferred or assigned other
than to Mortgagee. No rent or other payment under the Existing Lease has been paid by
the Existing Tenant for more than one (1) month in advance.
	 
	 	n.	 	Collateral. Mortgagor has good title to the existing Collateral, if
any, free and clear of all liens and encumbrances, except those, if any, disclosed in
the Disclosure Agreement. Mortgagor’s chief executive office (or principal residence,
if applicable) is located at the address shown on page one of this Mortgage. Mortgagor
is an organization organized solely under the laws of the State of Delaware. All
organizational documents of Mortgagor delivered to Mortgagee are complete and accurate
in every material respect. Mortgagor’s legal name is exactly as shown on page one of
this Mortgage.
	 
	 	o.	 	Condition of Property. Except as set forth in the Environmental
Reports (as such term is defined in the Disclosure Agreement), or the Property
Condition Reports (as such term is defined in the (Disclosure Agreement), or as
otherwise set forth in the Disclosure Agreement, the Property is in good condition and
repair and is free from any damage that would materially and adversely affect the value
of the Property as security for the Loan or the intended use of the Property.

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	 	p.	 	Hazardous Materials. Except as shown in the Environmental Reports, or
as otherwise set forth in the Disclosure Agreement, or as otherwise permitted in
Section 6.2.a. below, the Property is not and has not been a site for the use,
generation, manufacture, storage, treatment, release, threatened release, discharge,
disposal, transportation or presence of Hazardous Materials (as hereinafter defined).
	 
	 	q.	 	Hazardous Materials Laws. Except as shown in the Environmental
Reports, the Property complies with all Hazardous Materials Laws (as hereinafter
defined), except for any noncompliance that would not materially and adversely affect
the value of the Property as security for the Loan or the intended use of the Property.
	 
	 	r.	 	Hazardous Materials Claims. Except as shown in the Environmental
Reports, there are no pending or threatened Hazardous Materials Claims (as hereinafter
defined) that would materially and adversely affect the value of the Property as
security for the Loan or the intended use of the Property.
	 
	 	s.	 	Wetlands. Except as shown in the Environmental Reports or on any
survey of the Property issued in connection with the closing of the Loan that has been
delivered to Mortgagee, no part of the Property consists of or is classified as
wetlands, tidelands or swamp and overflow lands.
	 
	 	t.	 	Compliance With Laws. Except as reflected in the Environmental
Reports, or as otherwise set forth in the Disclosure Agreement, all federal, state and
local laws, rules and regulations applicable to the Property, including, without
limitation, all zoning and building requirements and all requirements of the Americans
With Disabilities Act of 1990, as amended from time to time (42 U.S.C. Section 12101 et
seq.) have been satisfied or complied with in all material respects and any non
compliance will not materially and adversely affect the value of the Property as
security for the Loan or the intended use of the Property.
	 
	 	u.	 	Property Taxes and Other Liabilities. All taxes, governmental
assessments, insurance premiums, water, sewer and municipal charges, and ground rents,
if any, which previously became due and owing in respect of the Property have been paid
or arrangements, acceptable to Mortgagee, have been made for their payment
contemporaneously with the execution of this Mortgage.
	 
	 	v.	 	Condemnation. There is no proceeding pending or overtly threatened for
the total or partial condemnation of the Property.
	 
	 	w.	 	Homestead. There is no homestead or other exemption available to
Mortgagor which would materially interfere with the right to sell the Property or the
right to foreclose this Mortgage.
	 
	 	x.	 	Solvency. None of the transactions contemplated by the Loan will be or
have been made with an actual intent to hinder, delay or defraud any present or future
creditors of Mortgagor, and Mortgagor, on the Effective Date, will have received fair
and reasonably equivalent value in good faith for the grant of the liens or security
interests effected by

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	 	 	 	the Loan Documents. On the Effective Date, Mortgagor will be solvent and will not
be rendered insolvent by the transactions contemplated by the Loan Documents.
Mortgagor is able to pay its debts as they become due.
	 
	 	y.	 	Separate Tax Parcel(s). Except as may be set forth in the title
insurance policy issued to Mortgagee with respect to the Property, and/or any
endorsements issued in connection therewith, the Property is assessed for real estate
tax purposes as one or more wholly independent tax parcels, separate from any other
real property, and no other real property is assessed and taxed together with the
Property or any portion thereof.
	 
	 	z.	 	Utilities; Water; Sewer. The Property is served by public or private
utilities (including water and sewer systems) required and adequate for the current or
contemplated use thereof.
	 
	 	aa.	 	ERISA Matters. Mortgagor is not an employee benefit plan as defined in
Section 3.(3) of the Employee Retirement Income Security Act of 1974, as amended
(“ERISA”), which is subject to Title I of ERISA, nor a plan as defined in
Section 4975(e)(1) of the Internal Revenue Code of 1986, as amended (each of the
foregoing hereinafter referred to individually and collectively as a “Plan”).
Mortgagor’s assets do not constitute “plan assets” of any plan within the meaning of
Department of Labor Regulation Section 2510.3-101. Mortgagor will not transfer or
convey the Property to a Plan or to a person or entity whose assets constitute such
“plan assets,” and Mortgagor will not be reconstituted as a Plan or as an entity whose
assets constitute “plan assets”. No Lease is with a Plan or an entity whose assets
constitute such “plan assets,” and Mortgagor will not enter into any Lease with a Plan
or an entity whose assets constitute such “plan assets.” With respect to the Loan,
Mortgagor is acting on Mortgagor’s own behalf and not on account of or for the benefit
of any Plan.
	 
	 	bb.	 	Purpose of Borrowings; Margin Regulations; Investment Company Act.

	 	(i)	 	Mortgagor does not intend to use all or any portion of the
proceeds of the Loan to purchase or carry any securities, including, without
limitation, margin stock. None of the proceeds of the Loan will be used,
directly or indirectly, for the purposes of reducing or retiring any
indebtedness which was originally incurred to purchase or carry any margin
stock or other security or for any other purpose which might cause any
borrowing to be considered a “purpose credit” within the meaning of Regulations
U, T or X of the Board of Governors of the Federal Reserve System, as amended.
Mortgagor intends to and agrees to use the proceeds of the Loan solely for the
lawful, proper business or commercial purposes set forth in its application for
the Loan and any disbursement direction letter furnished by Mortgagor to
Mortgagee in connection with the Loan.
	 
	 	(ii)	 	Mortgagor is not engaged, principally or as one of its
important activities, in the business of purchasing or carrying margin stock,
or extending credit for the purpose of purchasing or carrying margin stock.

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	 	(iii)	 	Neither Mortgagor nor any entity controlling Mortgagor is or
is required to be registered as an “investment company” under the Investment
Company Act of 1940.

	 	bb.	 	Disclosure. Mortgagor has disclosed to Mortgagee all agreements,
instruments and corporate or other restrictions to which it is subject, and all other
matters known to it, that, individually or in the aggregate, could reasonably be
expected to result in a material adverse effect on Mortgagor’s ability to perform its
obligations under the Loan Documents. No report, financial statement, certificate or
other information furnished (whether in writing or orally) by or on behalf of Mortgagor
to Mortgagee in connection with the transactions contemplated hereby and the
negotiation of this Mortgage or delivered hereunder (as modified or supplemented by
other information so furnished) contains any material misstatement of fact or omits to
state any material fact necessary to make the statements therein, in the light of the
circumstances under which they were made, not misleading; provided that, with
respect to projected financial information, Mortgagor represents only that such
information was prepared in good faith based upon assumptions believed to be reasonable
at the time.
	 
	 	cc.	 	No Further Disposition. Other than with respect to the lien granted
herein to Mortgagee and, to the extent of the encumbrances on the Property that have
been permitted by Mortgagee, Mortgagor has not entered into any agreement or
understanding or taken, permitted or suffered to exist any action (including the filing
of a financing statement, agreement, pledge, deed to secure debt, deed of trust or
mortgage, notice or registration) or event (whether by operation of law or otherwise)
for the purpose of, or that may have the effect of, directly or indirectly, granting or
permitting any lien on or disposing of any Collateral, any interest therein or rights
pertaining thereto.
	 
	 	dd.	 	Brokers and Financial Advisors. Except as previously disclosed to
Mortgagee in writing, no brokers or finders were used in connection with the financing
contemplated hereby and Mortgagor hereby agrees to indemnify and hold Mortgagee
harmless from and against any and all liabilities, costs and expenses (including
reasonable attorney’s fees and court costs) suffered or incurred by Mortgagee as a
result of or arising out of any of the transactions contemplated hereby. The
provisions of this section shall survive the expiration and termination of this
Mortgage and the payment of the Secured Obligations.
	 
	 	ee.	 	Compliance with OFAC Rules and Regulations. Neither Mortgagor nor, to
Mortgagor’s knowledge, any Affiliate of any Mortgagor (i) is a Sanctioned Person, (ii)
has any assets in Sanctioned Countries, or (iii) derives any operating income from
investments in, or transactions with Sanctioned Persons or Sanctioned Countries. No
part of the proceeds of any borrowing hereunder will be used directly or indirectly to
fund any operations in, finance any investments or activities in or make any payments
to, a Sanctioned Person or a Sanctioned Country.
	 
	 	 	 	For purposes of this Section 5.1(ee) only, “Affiliate” of any entity means any other
entity directly or indirectly controlling, controlled by or under common control
with such entity. An entity shall be deemed to control another entity if the
controlling entity is the “beneficial owner” (as defined in Rule 13d-3 under the
Securities Exchange Act of 1934)

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	 	 	 	of 10% or more of any class of voting securities (or other ownership interests) of
the controlled entity or possesses, directly or indirectly, the power to direct or
cause the direction of the management or policies of the controlled entity, whether
through ownership of voting securities, by contract or otherwise. For all other
provisions of this Mortgage, “Affiliate” shall have the meaning given to such term
in the Note.
	 
	 	 	 	For purposes of this Mortgage, “Sanctioned Country” shall mean a country subject to
a sanctions program identified on the list maintained by U.S. Department of the
Treasury’s Office of Foreign Assets Control (“OFAC”) and available at
http://www.treas.gov/offices/enforcement/ofac/programs/index.shtml, or as
otherwise published from time to time.
	 
	 	 	 	For purposes of this Mortgage, “Sanctioned Person” shall mean (i) a person named on
the list of “Specially Designated Nationals and Blocked Persons” maintained by OFAC
available at http://www.treas.gov/offices/enforcement/ofac/sdn/index.shtml,
or as otherwise published from time to time, or (ii) (A) an agency of the government
of a Sanctioned Country, (B) an organization controlled by a Sanctioned Country, or
(C) a person resident in a Sanctioned Country, to the extent subject to a sanctions
program administered by OFAC.

	 	ff.	 	Foreign Assets Control Regulations, Etc. Mortgagor is not an “enemy”
or an “ally of the enemy” within the meaning of Section 2 of the Trading with the Enemy
Act of the United States of America (50 U.S.C. App. §§ 1 et seq.), as amended.
Mortgagor is not is in violation of (a) the Trading with the Enemy Act, as amended, (b)
any of the foreign assets control regulations of the United States Treasury Department
(31 CFR, Subtitle B, Chapter V, as amended) or any enabling legislation or executive
order relating thereto or (c) the USA Patriot Act of 2001, Pub. L. No. 107-56 (the
“Patriot Act”). Mortgagor (i) is not a blocked person described in Section 1
of the Anti-Terrorism Order or (ii) to the best of its knowledge, does not engage in
any dealings or transactions, and is not otherwise associated, with any such blocked
person.
	 
	 	 	 	As used in this Section 5.1, to “Mortgagor’s current actual knowledge” shall
mean to the current actual knowledge of Todd J. Weiss and Raymond Silliere.

	5.2.	 	REPRESENTATIONS, WARRANTIES AND COVENANTS REGARDING ENTITY STATUS.
	 
	 	 	In connection with the Loan, Mortgagor hereby represents, warrants and covenants to
Mortgagee as follows with respect to Mortgagor:

	 	a.	 	such entity was organized solely for the purpose of (i) owning and holding the
Property or any property subsequently substituted therefor in compliance with the Loan
Documents; acting as landlord, lessor, or similar designation; and executing and
performing any documents executed or to be executed by such entity as required by
Mortgagee in connection with the Loan and (ii) engaging in any lawful act or activity
and exercising any powers permitted to limited liability companies organized under the
laws

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	 	 	 	of the State of Delaware that are related or incidental to and necessary, convenient
or advisable for the accomplishment of (i) above;
	 
	 	b.	 	such entity has not engaged in, and will not engage in, any business other than
the actions required or permitted to be performed under this Section or the other Loan
Documents;
	 
	 	c.	 	such entity has not had, and will not have, any assets other than the Property
(and personal property incidental to the ownership and operation of the Property);
	 
	 	d.	 	such entity, to the fullest extent permitted by law, has not engaged in, and
will not engage in, seek or consent to any dissolution, winding up, liquidation,
consolidation, merger, asset sale, or other transfer of ownership interest other than
such activities as are expressly permitted pursuant to any provisions of the Loan
Documents;
	 
	 	e.	 	such entity, to the fullest extent permitted by law, has not engaged in, and
will not engage in, seek or consent to any dissolution or liquidation or consolidation
or merging of itself with or into any other entity, or conveying or transferring of its
properties and assets substantially as an entirety or transferring of any of its
beneficial interests to any entity other than as expressly permitted by the Loan
Documents, or voluntarily commencing of a case with respect to itself, as debtor, under
the Federal Bankruptcy Code or any similar federal or state statute without the
unanimous consent of its Member;
	 
	 	f.	 	except as permitted under the Loan Documents or unless required by Applicable
Law, such entity shall not make any material amendment to Sections 4, 8, 10, 14, 17 or
27 of its Limited Liability Company Agreement or its Certificate of Formation without
first obtaining approval of the mortgagee holding the Loan Documents encumbering any
portion of the Property;
	 
	 	g.	 	such entity shall not incur, create or assume any indebtedness other than as
expressly permitted under the Loan Documents;
	 
	 	h.	 	such entity has not failed to correct, and will not fail to correct, any known
misunderstanding regarding the separate identity of such entity;
	 
	 	i.	 	such entity has maintained, and will maintain, its bank accounts, books and
records separate from any other person or entity;
	 
	 	j.	 	such entity has not commingled, and will not commingle, its assets with those
of any other entity, except as permitted by the Loan Documents;
	 
	 	k.	 	such entity has conducted and will continue to conduct its business in its own
name and strictly comply with all organizational formalities to maintain its separate
existence;
	 
	 	l.	 	such entity has maintained, and will maintain, separate financial statements;
	 
	 	m.	 	such entity has maintained, and will maintain, its assets in such a manner that
it is not costly or difficult to segregate, identify or ascertain such assets;

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	 	n.	 	such entity has prepared, and will prepare, separate tax returns from those of
any person to the extent required by applicable law and pay any taxes required to be
paid by applicable law;
	 
	 	o.	 	such entity has paid, and will pay, its own liabilities and expenses out of and
to the extent of its own funds;
	 
	 	p.	 	such entity as of the date of this Mortgage has not guaranteed, and will not
guarantee any obligation of any person, including any Affiliate of such entity or hold
out its credit or assets as being available to satisfy the obligations of any other
entity, other than as permitted by the Loan Documents;
	 
	 	q.	 	such entity has not acquired, and will not acquire, any securities of its
members;
	 
	 	r.	 	such entity has allocated, and will allocate fairly and reasonably, any common
employee or overhead shared with Affiliates and each such entity has used, and will
use, separate invoices and checks;
	 
	 	s.	 	such entity has identified and will identify itself in all communications, and
has caused and will cause its agents to indicate such capacity when acting on behalf of
such entity;
	 
	 	t.	 	such entity has not pledged, and will not pledge, its assets for the benefit of
any other person or entity, except as permitted by the Loan Documents;
	 
	 	u.	 	such entity has held itself, and will hold itself, out to creditors, the public
and all other persons, as a legal entity separate from its members and any other
person;
	 
	 	v.	 	such entity has not made, and will not make or permit to remain outstanding any
loan or advance to, or own or acquire any stock or securities of, any person, except
that such entity may invest in those investments permitted under the Loan Documents and
may make any advance required or expressly permitted to be made pursuant to any
provisions of such entity’s organizational documents and permit the same to remain
outstanding in accordance with such provisions;
	 
	 	w.	 	such entity has maintained, and will maintain, an arm’s-length relationship
with its Affiliates;
	 
	 	x.	 	such entity has paid, and will pay, the salaries of its own employees, if any,
out of its own funds and has maintained and will maintain a sufficient number of
employees in light of its contemplated business purpose;
	 
	 	y.	 	such entity has maintained, and will maintain, adequate capital in light of its
contemplated business purpose, transactions and liabilities;
	 
	 	z.	 	such entity has not and will not form, acquire or hold any subsidiary (whether
corporate, partnership, limited liability company or other);

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	 	aa.	 	such entity has not and will not permit any Affiliate to guarantee or pay its
obligations (other than limited guarantees and indemnities set forth in the Loan
Documents);
	 
	 	bb.	 	if such entity is a limited liability company, its operating agreement contains
the provisions set forth in this Section 5.2 and such entity shall conduct its
business and operations in strict compliance with the terms contained therein.

ARTICLE 6 RIGHTS AND DUTIES OF THE PARTIES

	6.1.	 	MAINTENANCE AND PRESERVATION OF THE PROPERTY. Mortgagor shall (or shall cause a
Tenant, in accordance with the Lease to): (a) keep the Property in good condition and repair;
(b) complete or restore promptly and in workmanlike manner the Property or any part thereof
which may be damaged or destroyed; (c) comply or cause the Property to comply with, (i) all
laws, ordinances, regulations and standards, (ii) all covenants, conditions, restrictions and
equitable servitudes, whether public or private, of every kind and character and (iii) all
requirements of insurance companies and any bureau or agency which establishes standards of
insurability, in each case to avoid a Material Adverse Effect (as defined in Section
6.3 below), which laws, covenants or requirements affect the Property and pertain to acts
committed or conditions existing thereon, including, without limitation, any work of
alteration, improvement or demolition as such laws, covenants or requirements mandate; (d)
operate and manage the Property at all times in a professional manner and do all other acts
which from the character or use of the Property may be reasonably necessary to maintain and
preserve its value; (e) promptly after execution, deliver to Mortgagee a copy of any
management agreement concerning the Property and all amendments thereto and waivers thereof;
and (f) execute and acknowledge all further documents, instruments and other papers as
Mortgagee deems reasonably necessary or appropriate to preserve, continue, perfect and enjoy
the benefits of this Mortgage and perform Mortgagor’s obligations, including, without
limitation, statements of the amount secured hereby then owing and statements of no offset.
In addition, Mortgagor shall not (except as may be permitted under any Lease): (A) remove or
demolish all or any material part of the Property, except in connection with any remedial or
other action required to comply with applicable Hazardous Materials Laws, provided that any
Property removed shall be removed in accordance with any applicable laws and such Property be
replaced with property of equal or greater value; (B) alter either (i) the exterior of the
Property in a manner which materially and adversely affects the value of the Property or (ii)
the roof or other structural elements of the Property in a manner which requires a building
permit, except for tenant improvements required or permitted under the Leases; (C) initiate or
acquiesce in any change in any zoning or other land classification which affects the Property;
(D) materially alter the type of occupancy or use of all or any part of the Property; or (E)
commit or permit waste of the Property.
	 
	6.2.	 	HAZARDOUS MATERIALS. Without limiting any other provision of this Mortgage,
Mortgagor agrees as follows:

	 	a.	 	Prohibited Activities. Mortgagor shall not cause or permit the
Property to be used as a site for the use, generation, manufacture, storage, treatment,
release, discharge, disposal, transportation or presence of any of the following
(collectively, “Hazardous Materials”) which are either in violation of
Hazardous Materials Laws (defined below) or which exist in quantities in excess of what
is permitted under Hazardous Materials Laws: oil or other

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	 	 	 	petroleum products; flammable explosives; asbestos; urea formaldehyde insulation;
radioactive materials; hazardous wastes; fungus, mold, mildew, spores or other
biological or microbial agents the presence of which may affect human health, impair
occupancy or materially affect the value or utility of the Property; toxic or
contaminated substances or similar materials, including, without limitation, any
substances which are “hazardous substances,” “hazardous wastes,” “hazardous
materials” or “toxic substances” under the Hazardous Materials Laws (defined below)
and/or other applicable environmental laws, ordinances or regulations.
	 
	 	 	 	Notwithstanding the foregoing, (i) Mortgagor may store, maintain and use on the
Property janitorial and maintenance supplies, paint and other Hazardous Materials of
a type and in a quantity readily available for purchase by the general public and
normally stored, maintained and used by owners and managers of properties of a type
similar to the Property; (ii) Tenants of the Property may store, maintain and use on
the Property (and, if any Tenant is a retail business, hold in inventory and sell in
the ordinary course of such Tenant’s business) Hazardous Materials of a type and
quantity readily available for purchase by the general public and normally stored,
maintained and used (and, if Tenant is a retail business, sold) by tenants in
similar lines of business on properties similar to the Property; and (iii) any
person undertaking an investigation or remediation of Hazardous Materials in, on at
or under the Property may temporarily maintain, store and/or handle such Hazardous
Materials at the Property, provided, such person is fully authorized by applicable
law to handle such materials, such Hazardous Materials are reasonably necessary to
the investigation or remediation, and such Hazardous Materials are brought upon the
Property and are upon completion of such investigation or remediation promptly
removed, in accordance with applicable Hazardous Materials Laws.

	 	b.	 	Hazardous Materials Laws. Mortgagor shall comply and cause the
Property to comply with all federal, state and local laws, ordinances and regulations
relating to Hazardous Materials (“Hazardous Materials Laws”), including,
without limitation: the Clean Air Act, as amended, 42 U.S.C. Section 7401 et seq.; the
Federal Water Pollution Control Act, as amended, 33 U.S.C. Section 1251 et seq.; the
Resource Conservation and Recovery Act of 1976, as amended, 42 U.S.C. Section 6901 et
seq.; the Comprehensive Environmental Response, Compensation and Liability Act of 1980,
as amended (including the Superfund Amendments and Reauthorization Act of 1986,
“CERCLA”), 42 U.S.C. Section 9601 et seq.; the Toxic Substances Control Act, as
amended, 15 U.S.C. Section 2601 et seq.; the Occupational Safety and Health Act, as
amended, 29 U.S.C. Section 651; the Emergency Planning and Community Right-to-Know Act
of 1986, 42 U.S.C. Section 11001 et seq.; the Mine Safety and Health Act of 1977, as
amended, 30 U.S.C. Section 801 et seq.; the Safe Drinking Water Act, 42 U.S.C. Section
300f et seq.; and all comparable state and local laws, laws of other jurisdictions or
orders and regulations.
	 
	 	c.	 	Notices. Except as set forth in the Environmental Reports, Mortgagor
shall promptly notify Mortgagee in writing of: (i) its acquiring actual knowledge of
any Hazardous Materials on, under or about the Property (other than Hazardous Materials
permitted under Section 6.2.a); (ii) any knowledge by Mortgagor that the
Property does not comply

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	 	 	 	with any Hazardous Materials Laws; (iii) any claims or actions (“Hazardous
Materials Claims”) pending or threatened against Mortgagor or, to Mortgagor’s
knowledge, the Property by any governmental entity or agency or any other person or
entity relating to Hazardous Materials or pursuant to the Hazardous Materials Laws;
and (iv) its acquiring actual knowledge of any occurrence or condition on any real
property adjoining or in the vicinity of the Property that could cause the Property
or any part thereof to become contaminated by or with Hazardous Materials; provided
that said discovery, non-compliance or claim would materially and adversely affect
the value of the Property as security for the Loan or the intended use of the
Property.
	 
	 	d.	 	Remedial Action. In response to the presence of any Hazardous
Materials on, under or about the Property, Mortgagor shall, in accordance with
Hazardous Materials Laws, take or cause to be taken, at Mortgagor’s sole expense, all
remedial action required by any Hazardous Materials Laws or any judgment, consent
decree, settlement or compromise in respect to any Hazardous Materials Claims.
	 
	 	e.	 	Inspection By Mortgagee. Upon reasonable prior notice to Mortgagor
(and with respect to any Lease, subject to any restrictions or prohibitions set forth
in such Lease), Mortgagee, its employees and agents, may from time to time (whether
before or after the commencement of a foreclosure proceeding), enter and inspect the
Property for the purpose of determining the existence, location, nature and magnitude
of any past or present release or threatened release of any Hazardous Materials into,
onto, beneath or from the Property.
	 
	 	f.	 	Monitoring. Upon notice to Mortgagor or Mortgagor’s acquiring actual
knowledge that the Property has violated Hazardous Materials Laws, Mortgagor shall
comply or cause any Tenant to comply with the terms and conditions regarding
remediation and monitoring as set forth in the Environmental Liabilities Agreement of
even date herewith, executed by Mortgagor in favor of Mortgagee.
	 
	 	g.	 	Underground Storage Tanks. Mortgagor shall not install or permit to be
installed any asbestos-containing materials at the Property. Mortgagor shall remedy or
cause the remedy of all violations of Hazardous Materials Laws with respect to any
asbestos or any existing underground or above ground storage tanks (“Storage
Tanks”) including, but not limited to, removal of Storage Tanks in the manner and
as required by applicable Hazardous Materials Laws. If required by applicable
Hazardous Materials Laws, to Mortgagor’s actual knowledge, Mortgagor or its predecessor
in interest has registered all Storage Tanks which are now located on the Property and
has paid all fees assessed by the applicable authority in connection with such tanks
(and Mortgagor will so register and pay said fees, or cause any Tenant to so register
and pay said fees, with respect to any Storage Tanks hereafter located on the
Property), as required by Hazardous Materials Laws. To the extent any such Storage
Tanks have not been registered, Mortgagor will hereafter promptly register such Storage
Tanks and pay any fees assessed by the applicable authority in connection therewith, as
required by Hazardous Materials Laws, or cause any Tenant to so register and pay said
fees. Mortgagor will comply, or cause compliance, with the above mentioned laws, the
Federal Solid Waste Disposal Act, and

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	 	 	 	40 C.F.R. Part 280, as supplemented and amended, including without limitation,
requirements for financial assurance, tank replacement and monitoring.

	6.3.	 	COMPLIANCE WITH LAWS. Mortgagor shall comply, or cause compliance (in each case to
avoid a Material Adverse Effect), with all federal, state and local laws, rules and
regulations applicable to the Property, including, without limitation, all zoning and building
requirements and all requirements of the Americans With Disabilities Act of 1990 (42 U.S.C.
Section 12101 et seq.), as amended from time to time. Mortgagor shall possess and maintain or
cause Mortgagor’s Tenant to possess and maintain in full force and effect at all times, in
each case to avoid a Material Adverse Effect: (a) all certificates of occupancy and other
licenses, permits and authorizations required by applicable law for the existing use of the
Property and (b) all permits, franchises and licenses and all rights to all trademarks, trade
names, patents and fictitious names, if any, required by applicable law for Mortgagor to
conduct the business(es) in which Mortgagor is now engaged. The term “Material Adverse
Effect” means (a) a material and adverse effect on (i) the value of the Property as
security for the Loan or (ii) the intended use of the Property, (b) resulting in fines in
excess of $5,000.00, (c) resulting in penalties or sanctions that could impair the business,
operations, properties, assets or condition (financial or otherwise) of Mortgagor’s Tenant
when considered with respect to the Property, (d) material impairment of the ability of
Mortgagor’s Tenant to perform its obligations under its Lease, (e) material impairment of the
landlord’s rights under any Lease, or (f) imposition of liens upon the Property. In
determining whether any individual event would result in a Material Adverse Effect,
notwithstanding that such event does not of itself have such effect, a Material Adverse Effect
shall be deemed to have occurred if the cumulative effect of such event and all other then
occurring events and existing conditions would result in a Material Adverse Effect.
	 
	6.4.	 	LITIGATION. Mortgagor shall promptly notify Mortgagee in writing of any litigation
pending or threatened against Mortgagor claiming damages in excess of $250,000.00 and of all
pending or threatened litigation against Mortgagor if the aggregate damage claims against
Mortgagor exceed $500,000.00.
	 
	6.5.	 	MERGER, CONSOLIDATION, TRANSFER OF ASSETS. Mortgagor shall not: (a) merge or
consolidate with any other entity; (b) make any substantial change in the nature of
Mortgagor’s business or structure; (c) acquire all or substantially all of the assets of any
other entity; or (d) sell, lease, assign, transfer or otherwise dispose of a material part of
Mortgagor’s assets, except in the ordinary course of Mortgagor’s business or in accordance
with the terms of the Note.
	 
	6.6.	 	ACCOUNTING RECORDS. Mortgagor shall maintain adequate books and records in
accordance with the same accounting standard used by Mortgagor to prepare the financial
statements delivered to and approved by Mortgagee in connection with the making of the Loan or
other accounting standards approved by Mortgagee. Mortgagor shall permit any representative
of Mortgagee, at any reasonable time and from time to time, to inspect, audit and examine such
books and records and make copies of same. Unless a Default exists, any such inspection
beyond one (1) time a year shall be at Mortgagee’s expense.
	 
	6.7.	 	COSTS, EXPENSES AND ATTORNEYS’ FEES. Mortgagor shall pay to Mortgagee the full
amount of all costs and expenses, including, without limitation, statutory master in equity
fees and reasonable attorneys’ fees and expenses, incurred by Mortgagee in connection with:
(a)

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	 	 	appraisals and inspections of the Property or Collateral required by Mortgagee as a result
of (i) a Transfer or proposed Transfer (as defined below), or (ii) a Default; (b) appraisals
and inspections of the Property or Collateral required by applicable law, including, without
limitation, federal or state regulatory reporting requirements; and (c) any acts performed
by Mortgagee at Mortgagor’s request or wholly or partially for the benefit of Mortgagor
(including, without limitation, the preparation or review of amendments, assumptions,
waivers, releases, reconveyances, estoppel certificates or statements of amounts owing under
any Secured Obligation). In connection with appraisals and inspections, Mortgagor
specifically (but not by way of limitation) acknowledges that: (aa) a formal written
appraisal of the Property by a state certified or licensed appraiser may be required by
federal regulatory reporting requirements on an annual or more frequent basis; and (bb)
Mortgagee may require inspection of the Property by an independent supervising architect, a
cost engineering specialist, or both. Mortgagor shall pay all indebtedness arising under
this Section immediately upon demand by Mortgagee together with late charges thereon as set
forth in the Note if not paid by Mortgagor on or before the fourth (4th) day after the
demand for payment is made by Mortgagee.
	 
	6.8.	 	LIENS, ENCUMBRANCES AND CHARGES. Mortgagor shall promptly discharge (or cause to be
discharged) by bonding or otherwise any lien, charge or other encumbrance which attaches to
the Property in violation of Section 6.15. Subject to Mortgagor’s right to contest
such matters under this Mortgage or Tenant’s right to contest such matters under any Lease or
as expressly permitted in the Loan Documents, Mortgagor shall pay when due or cause to be paid
when due all obligations secured by or reducible to liens and encumbrances which shall now or
hereafter encumber or appear to encumber all or any part of the Property or any interest
therein, whether senior or subordinate hereto, including, without limitation, all claims for
work or labor performed, or materials or supplies furnished, in connection with any work of
demolition, alteration, repair, improvement or construction of or upon the Property, except
such as Mortgagor may in good faith contest or as to which a bona fide dispute may arise
(provided provision is made to the satisfaction of Mortgagee for eventual payment thereof in
the event that Mortgagor is obligated to make such payment and that any recorded claim of
lien, charge or other encumbrance against the Property is promptly discharged by bonding or
otherwise). So long as it complies with the provisions of this Section 6.8 and any
other relevant provisions of a Lease, a Tenant under a Lease shall have the right to perform
Mortgagor’s obligations under this Section 6.8.
	 
	6.9.	 	TAXES AND OTHER LIABILITIES. Subject to Mortgagor’s rights to contest such taxes and
assessments under Section 8.3 of this Mortgage or Tenant’s right to contest such
matters under any Lease or as expressly permitted in the other Loan Documents, Mortgagor shall
pay and discharge or cause to be paid and discharged when due any and all indebtedness,
obligations, assessments and taxes, both real and personal and including federal and state
income taxes and state and local property taxes and assessments. Upon request of Mortgagee,
Mortgagor shall promptly provide to Mortgagee copies of all tax and assessment notices
pertaining to the Property. Mortgagor hereby authorizes Mortgagee to obtain, at Mortgagor’s
expense, a tax service contract which shall provide tax information on the Property to
Mortgagee for the term of the Loan and any extensions or renewals of the Loan.
	 
	6.10.	 	INSURANCE COVERAGE. Mortgagor shall comply with the terms and provisions of that
certain Agreement Regarding Required Insurance dated as of the date hereof by and between
Mortgagor and Mortgagee.

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	6.11.	 	CONDEMNATION AND INSURANCE PROCEEDS.

	 	a.	 	Assignment of Claims. Mortgagor absolutely and irrevocably assigns to
Mortgagee all of the following rights, claims and amounts (collectively,
“Claims”), all of which shall be paid to Mortgagee, except as otherwise
provided in any Lease: (i) all awards of damages and all other compensation to which
Mortgagor is entitled directly or indirectly by reason of a condemnation or proposed
condemnation for public or private use affecting all or any part of, or any interest
in, the Property; (ii) all other claims and awards to which Mortgagor is entitled for
damages to or decrease in value of all or any part of, or any interest in, the
Property; (iii) all proceeds of any insurance policies payable to Mortgagor by reason
of loss sustained to all or any part of the Property; and (iv) all interest which may
accrue on any of the foregoing; any such awards, proceeds, interest and other sums of
the Claims herein collectively called, “Proceeds.” Mortgagor shall give
Mortgagee prompt written notice upon learning of the occurrence of any casualty
affecting, or the institution of any proceedings for eminent domain or for the
condemnation of, the Property or any portion thereof. So long as no Default has
occurred and is continuing at the time; (i) Mortgagor shall have the right to adjust,
compromise and settle any Claim or group of related Claims of $100,000.00 or less
without the participation or consent of Mortgagee and (ii) Mortgagee shall have the
right to participate in and consent to any adjustment, compromise or settlement of any
Claim or group of related Claims exceeding $100,000.00. If a Default has occurred and
is continuing at the time, Mortgagor hereby irrevocably empowers Mortgagee, in the name
of Mortgagor, as Mortgagor’s true and lawful attorney in fact, to commence, appear in,
defend, prosecute, adjust, compromise and settle all Claims; provided, however,
Mortgagee shall not be responsible for any failure to undertake any or all of such
actions regardless of the cause of the failure. All Proceeds shall, in all cases, be
payable to Mortgagee, except as otherwise provided in any Lease.
	 
	 	b.	 	Application of Proceeds; No Default. So long as no Default has
occurred and is continuing at the time of Mortgagee’s receipt of the Proceeds and no
Default occurs thereafter, the following provisions shall apply (subject to the rights
of Tenant under any Lease):

	 	(i)	 	Condemnation. If the Proceeds are the result of Claims
described in clauses 6.11.a.(i) or (ii) above, or interest accrued thereon,
Mortgagee shall apply the Proceeds in the following order of priority: First,
to Mortgagee’s expenses in settling, prosecuting or defending the Claims;
Second, to the repair or restoration of the portion of the Property, if any,
not condemned or proposed for condemnation and not otherwise the subject of a
claim or award; and Third, to the Secured Obligations in any order without
suspending, extending or reducing any obligation of Mortgagor to make
installment payments.
	 
	 	(ii)	 	Casualty and Other Insurance. If the Proceeds are the
result of Claims described in clause 6.11.a.(iii) above or interest accrued
thereon, Mortgagee shall apply the Proceeds in the following order of priority:
First, to Mortgagee’s expenses in settling, prosecuting or defending the
Claims; Second, to the repair or restoration of the Property; and Third, (aa)
if the repair or restoration of the

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	 	 	 	Property has been completed and all costs incurred in connection with the
repair or restoration have been paid in full, to Mortgagor or (bb) in all
other circumstances, to the Secured Obligations in any order without
suspending, extending or reducing any obligation of Mortgagor to make
installment payments.
	 
	 	(iii)	 	Restoration. Notwithstanding the foregoing
Sections 6.11.b.(i) and (ii), but subject to the rights of Tenant under
any Lease, Mortgagee shall have no obligation to make any Proceeds available
for the repair or restoration of all or any portion of the Property unless and
until all the following conditions have been satisfied: (aa) delivery to
Mortgagee of the Proceeds plus any additional amount which is needed to pay all
costs of the repair or restoration (including, without limitation, taxes,
financing charges, insurance and rent during the repair period); (bb)
establishment of an arrangement for lien releases and disbursement of funds
acceptable to Mortgagee; (cc) delivery to Mortgagee in form and content
acceptable to Mortgagee of all of the following: (1) plans and specifications
for the work; (2) a contract for the work, signed by a contractor acceptable to
Mortgagee; (3) a cost breakdown for the work; (4) if reasonably required by
Mortgagee, a payment and performance bond for the work; (5) evidence of the
continuation of all Leases unless consented to in writing by Mortgagee; (6)
evidence that, upon completion of the work, the size, capacity, value, and
income coverage ratios for the Property will be at least as great as those
which existed immediately before the damage or condemnation occurred; (7)
evidence that the work can reasonably be completed on or before that date which
is six (6) months prior to the Maturity Date; and (8) evidence of the
satisfaction of any additional conditions that Mortgagee may reasonably
establish to protect Mortgagee’s security. Mortgagor acknowledges that the
specific conditions described above are reasonable.

	 	c.	 	Application of Proceeds; Default. If a Default has occurred and is
continuing at the time of Mortgagee’s receipt of the Proceeds or if a Default occurs at
any time thereafter, Mortgagee may, at Mortgagee’s absolute discretion and regardless
of any impairment of security or lack of impairment of security, but subject to
applicable law governing use of the Proceeds, if any, and the rights of Tenant under
any Lease, apply all or any of the Proceeds to Mortgagee’s expenses in settling,
prosecuting or defending the Claims and then apply the balance to the Secured
Obligations in any order without suspending, extending or reducing any obligation of
Mortgagor to make installment payments, and may release all or any part of the Proceeds
to Mortgagor upon any conditions Mortgagee chooses.

	6.12.	 	IMPOUNDS. Any impounds payable by Mortgagor under the Loan Documents
(“Impounds”) shall be deposited into one or more segregated or commingled accounts
maintained by Mortgagee or its servicing agent. Except as otherwise provided in the Loan
Documents, such account(s) shall not bear interest. Mortgagee shall not be a trustee, special
depository or other fiduciary for Mortgagor with respect to such account. If no Default
exists, Mortgagee shall apply all Impounds in accordance with the Loan Documents. If a
Default exists, Mortgagee may apply any or all Impounds to any Secured Obligation or to cure
such Default, whereupon Mortgagor shall

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	 	 	promptly restore all Impounds so applied and cure all Defaults not cured by such
application. The obligations of Mortgagor hereunder shall not be diminished by Mortgagor’s
deposits of Impounds, except to the extent that such obligations are actually satisfied by
Mortgagee’s application of such Impounds. Upon any assignment of this Mortgage, Mortgagee
may assign all Impounds in its possession to Mortgagee’s assignee, whereupon Mortgagee shall
be released from all liability with respect to such Impounds. Within sixty (60) days
following full repayment of the Secured Obligations (other than as a consequence of
foreclosure or conveyance in lieu of foreclosure) or at such earlier time as Mortgagee may
elect, Mortgagee shall pay to Mortgagor all Impounds in its possession, and no other party
shall have any right or claim thereto. Mortgagor shall deliver to Mortgagee, promptly upon
receipt, all bills for taxes and insurance for which Mortgagee has required Impounds.
	 
	6.13.	 	DEFENSE AND NOTICE OF LOSSES, CLAIMS AND ACTIONS. Mortgagor shall protect, preserve
and defend the Property and title to and right of possession of the Property, the security of
this Mortgage and the rights and powers of Mortgagee hereunder at Mortgagor’s sole expense
against all adverse claims, whether the claim: (a) is against a possessory or non-possessory
interest; (b) arose prior or subsequent to the Effective Date; or (c) is senior or junior to
Mortgagor’s or Mortgagee’s rights. Mortgagor shall give Mortgagee prompt notice in writing
upon learning of the assertion of any claim, of the filing of any action or proceeding, of the
occurrence of any damage to the Property and of any condemnation offer or action.
	 
	6.14.	 	RIGHT OF INSPECTION. Subject to any restrictions or prohibitions set forth in any
Lease, Mortgagee and its independent contractors, agents and employees may enter the Property
from time to time at any reasonable time and upon five (5) Business Days’ prior notice for the
purpose of inspecting the Property and ascertaining Mortgagor’s compliance with the terms of
this Mortgage. Mortgagee shall use reasonable efforts to assure that Mortgagee’s entry upon
and inspection of the Property shall not materially and unreasonably interfere with the
business or operations of Mortgagor or Mortgagor’s Tenants on the Property.
	 
	6.15.	 	DUE ON SALE/ENCUMBRANCE.

	 	a.	 	Definitions. The following terms shall have the meanings indicated:
	 
	 	 	 	“Restricted Party” shall mean each of (i) Mortgagor, (ii) any entity
obligated under any guaranty or indemnity made in favor of Mortgagee in connection
with the Loan and (iii) any shareholder, partner, member or any direct owner of
Mortgagor or any entity obligated under item (ii) hereinabove.
	 
	 	 	 	“Transfer” shall mean any sale, installment sale, exchange, mortgage,
pledge, hypothecation, assignment, encumbrance or other transfer, conveyance or
disposition, whether voluntarily, involuntarily or by operation of law or otherwise.
	 
	 	b.	 	Property Transfers.

	 	(i)	 	Prohibited Property Transfers. Without the prior
written consent of Mortgagee, Mortgagor shall not cause or permit any Transfer
of all or any part of the Property or the Collateral (collectively, a
“Prohibited Property Transfer”),

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	 	 	 	including, without limitation, the Transfer of all or any part of
Mortgagor’s right, title and interest in and to the Property, any Leases or
any Payments.
	 
	 	(ii)	 	Permitted Property Transfers. Notwithstanding the
foregoing, none of the following Transfers shall be deemed to be a Prohibited
Property Transfer: (A) a Transfer which is expressly permitted under the Note;
(B) a Lease which is permitted under Article 3; and (C) the sale of
inventory in the ordinary course of the business at the Property.

	 	c.	 	Equity Transfers.

	 	(i)	 	Prohibited Equity Transfers. Without the prior written
consent of Mortgagee, Mortgagor shall not cause or permit any Transfer of any
interest in a Restricted Party (collectively, a “Prohibited Equity
Transfer”), including without limitation, (A) if a Restricted Party is a
corporation (other than Cole Credit Property Trust III, Inc.), any merger,
consolidation or other Transfer of more than 10% of such corporation’s stock or
the creation or issuance of new stock in one or a series of transactions
resulting in total capital stock then issued and outstanding which is more than
110% of the total immediately prior to such issuance; (B) if a Restricted Party
is a limited partnership, limited liability partnership, general partnership or
joint venture, any merger or consolidation or the change, removal, resignation
or addition of a general partner or the Transfer of the partnership interest
of any general partner or any profits or proceeds relating to such partnership
interests; (C) if a Restricted Party is a limited liability company, any merger
or consolidation or the change, removal, resignation or addition of a managing
member (or if no managing member, any member) or any profits or proceeds
relating to such limited liability company interest, or the Transfer of a
non-managing limited liability company interest or the creation or issuance of
new non-managing limited liability company interests; or (D) if a Restricted
Party is a trust, any merger, consolidation or other Transfer of any legal or
beneficial interest in such Restricted Party or the creation or issuance of new
legal or beneficial interests. Notwithstanding the foregoing, in no event
shall a Transfer or proposed Transfer of any direct or indirect legal or
beneficial interest in Mortgagor (whether by a Restricted Party or a non
Restricted Party) be done in a manner that would violate the Patriot Act.
Notwithstanding the foregoing, with respect to the direct and indirect
interests in Cole Credit Property Trust III, Inc., Mortgagor shall be permitted
to rely exclusively on the implementation by its U.S. broker-dealer network of
the normal and customary investor screening practices mandated by applicable
law and NASD regulations in satisfaction of the covenant set forth in the
preceding sentence.
	 
	 	(ii)	 	Permitted Equity Transfers. Notwithstanding the
foregoing, however, (i) limited partnership interests in Mortgagor or in any
general partner or member of Mortgagor shall be freely transferable without the
consent of Mortgagee, (ii) any involuntary transfer caused by the death of
Mortgagor or any general partner, shareholder, joint venturer, manager, member
or beneficial owner of a trust shall not be a Default under this Mortgage so
long as Mortgagor is reconstituted, if

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	 	 	 	required, following such death and so long as those persons responsible for
the management of the Property and Mortgagor remain unchanged as a result of
such death or any replacement management is approved by Mortgagee, (iii)
gifts for estate planning purposes of any individual’s interests in
Mortgagor or in any of Mortgagor’s general partners, managing members or
joint venturers to the spouse or any lineal descendant of such individual,
or to a trust for the benefit of any one or more of such individual, spouse,
or lineal descendant, shall not be a Default under this Mortgage so long as
Mortgagor is reconstituted, if required, following such gift and so long as
those persons responsible for the management of the Property and Mortgagor
remain unchanged following such gift or any replacement management is
approved by Mortgagee and (iv) membership interests in Mortgagor and
interests in any member of Mortgagor or in any partner of any member of
Mortgagor may be transferred without the consent of Mortgagee so long as,
after any such transfer, Christopher H. Cole or Cole Credit Property Trust
III, Inc., or any of their wholly owned affiliates or subsidiaries,
“controls” the affairs of Mortgagor, where the term “control” means the
power to direct the management and policies of Mortgagor, provided, that in
all of the foregoing cases shall such transfer be done in a manner that
would not violate the Patriot Act, subject to the provisions of the last
sentence of Section 6.15.c.(i). In the event of a transfer by Cole REIT III
Operating Partnership, LP of its interests in Mortgagor pursuant to the
terms hereof, Mortgagor agrees to contemporaneously furnish to Mortgagee a
new limited guaranty of the Loan (in form and substance as executed at
closing of the Loan) by a new guarantor satisfactory to Mortgagee in
Mortgagee’s sole and absolute discretion. Mortgagor shall provide Mortgagee
with copies of the applicable transfer documents or governing instruments in
each of the foregoing instances in the preceding sentence within fifteen
(15) days of the effective date of any such transfer or change.
	 
	 	(iii)	 	Entity Status. Nothing contained in this Section
6.15.c. shall be construed to permit any Transfer which would result in a
breach of any representation, warranty or covenant of Mortgagor under
Section 5.2 above.

	 	d.	 	Certificates of Ownership. Mortgagor shall deliver to Mortgagee, at
any time and from time to time, not more than five (5) days after Mortgagee’s written
request therefor, a certificate, in form acceptable to Mortgagee, signed and dated by
Mortgagor, listing the names of all persons and entities holding direct or indirect
legal or beneficial interests in the Property or any Restricted Party and the type and
amount of each such interest, except for the ownership of Cole Credit Property Trust
III, Inc., a Maryland corporation, for which a certificate shall not be required.

	6.16.	 	EXCULPATION. Mortgagee shall not directly or indirectly be liable to Mortgagor or
any other person as a consequence of: (a) the exercise of the rights, remedies or powers
granted to Mortgagee in this Mortgage; (b) the failure or refusal of Mortgagee to perform or
discharge any obligation or liability of Mortgagor under any agreement related to the Property
or under this Mortgage; or (c) any loss sustained by Mortgagor or any third party resulting
from Mortgagee’s failure to lease the Property after a Default (hereafter defined) or from any
other act or omission

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	 	 	of Mortgagee in managing the Property after a Default unless the loss is caused by the
willful misconduct, bad faith or gross negligence of Mortgagee and no such liability shall
be asserted or enforced against Mortgagee, all such liability being expressly waived and
released by Mortgagor.

	6.17. 	 	INDEMNITY. Without in any way limiting any other indemnity contained in this
Mortgage, Mortgagor agrees to defend, indemnify and hold harmless the Mortgagee Group
(hereinafter defined) from and against any claim, loss, damage, cost, expense or liability
directly or indirectly arising out of: (a) the making of the Loan, except for violations of
banking laws or regulations by the Mortgagee Group; (b) this Mortgage, including, without
limitation, all recording costs, taxes, documentary stamp taxes, intangible taxes, and costs
of title insurance endorsements; (c) the execution of this Mortgage or the performance of any
act required or permitted hereunder or by law; (d) any failure of Mortgagor to perform
Mortgagor’s obligations under this Mortgage or the other Loan Documents; (e) any alleged
obligation or under-taking on the Mortgagee Group’s part to perform or discharge any of the
representations, warranties, conditions, covenants or other obligations contained in any other
document related to the Property; (f) any act or omission by Mortgagor or any contractor,
agent, employee or representative of Mortgagor with respect to the Property; or (g) any claim,
loss, damage, cost, expense or liability directly or indirectly arising out of: (i) the use,
generation, manufacture, storage, treatment, release, threatened release, discharge, disposal,
transportation or presence of any Hazardous Materials which are found in, on, under or about
the Property (including, without limitation, underground contamination); or (ii) the breach of
any covenant, representation or warranty of Mortgagor under Sections 5.1.p., 5.1.q.,
5.1.r., or 6.2 above. This indemnity shall include, without limitation: (aa) all actual
damages (including, without limitation, any third party tort claims or governmental claims,
fines or penalties against the Mortgagee Group); (bb) all court costs and reasonable
attorneys’ fees (including, without limitation, expert witness fees) paid or incurred by the
Mortgagee Group; and (cc) the costs, whether foreseeable or unforeseeable, of any
investigation, repair, cleanup or detoxification of the Property which is required by any
governmental entity or is otherwise necessary to render the Property in compliance with all
laws and regulations pertaining to Hazardous Materials. The foregoing to the contrary
notwithstanding, this indemnity shall not include any claim, loss, damage, cost, expense or
liability directly or indirectly arising out of the gross negligence or willful misconduct of
any member of the Mortgagee Group, or any claim, loss, damage, cost, expense or liability
incurred by the Mortgagee Group arising from any act or incident on the Property occurring
after the full reconveyance and release of the lien of this Mortgage on the Property, or with
respect to the matters set forth in clause (g), any claim, loss, damage, cost, expense or
liability incurred by the Mortgagee Group resulting from the introduction and initial release
of Hazardous Materials on the Property occurring after the transfer of title to the Property
at a foreclosure sale under this Mortgage, either pursuant to judicial decree or the power of
sale, or by deed in lieu of such foreclosure, or after any Member of the Mortgagee Group takes
actual possession of the Property prior to such transfer of title to the Property (and not,
for example, through the appointment of a receiver). “Mortgagee Group,” as used
herein, shall mean (1) Mortgagee (including, without limitation, any participant in the Loan
and any of their respective successors or assigns, whether by sale, a secondary market
transaction, or otherwise), (2) any entity controlling, controlled by or under common control
with Mortgagee, (3) the directors, officers, employees and agents of Mortgagee and such other
entities, and (4) the successors, heirs and assigns of the entities and persons described in
foregoing clauses (1) through (3). Mortgagor shall pay immediately upon Mortgagee’s demand
any amounts owing under this indemnity together with interest from the date the indebtedness
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	 	 	rate of interest applicable to the principal balance of the Note as specified therein.
Mortgagor agrees to use legal counsel reasonably acceptable to the Mortgagee Group in any
action or proceeding arising under this indemnity. THE PROVISIONS OF THIS SECTION SHALL
SURVIVE THE SATISFACTION AND RELEASE OF THIS MORTGAGE, BUT MORTGAGOR’S LIABILITY UNDER THIS
INDEMNITY SHALL BE SUBJECT TO THE PROVISIONS OF THE SECTION IN THE NOTE ENTITLED “BORROWER’S
LIABILITY.”
	 
	6.18.	 	RELEASES, EXTENSIONS, MODIFICATIONS AND ADDITIONAL SECURITY. Without notice to or
the consent, approval or agreement of any persons or entities having any interest at any time
in the Property or in any manner obligated under the Secured Obligations (“Interested
Parties”), Mortgagee may, from time to time: (a) fully or partially release any person or
entity from liability for the payment or performance of any Secured Obligation; (b) agree with
Mortgagor to extend the maturity of any Secured Obligation; (c) make any agreement with
Mortgagor increasing the amount or otherwise altering the terms of any Secured Obligation; (d)
accept additional security for any Secured Obligation; or (e) release all or any portion of
the Property, Collateral and other security for any Secured Obligation. Except as expressly
set forth in any documents relating to the foregoing actions, none of the foregoing actions
shall release or reduce the personal liability of any of said Interested Parties, or release
or impair the priority of the lien of this Mortgage upon the Property.
	 
	6.19.	 	SALE OR PARTICIPATION OF LOAN. Mortgagee may at any time sell, assign, participate
or securitize all or any portion of Mortgagee’s rights and obligations under the Loan
Documents, and that any such sale, assignment, participation or securitization may be to one
or more financial institutions or other entities, to private investors, or into the public
securities market, in Mortgagee’s sole discretion. Mortgagor further agrees that Mortgagee
may disseminate to any such actual or potential purchaser(s), assignee(s) or participant(s)
(and to any investment banking firms, rating agencies, accounting firms, law firms and other
third party advisory firms and investors involved with the Loan and the Loan Documents or the
applicable sale, assignment, participation or securitization) all documents and financial and
other information heretofore or hereafter provided to or known to Mortgagee with respect to:
(a) the Property and its operation; (b) any party connected with the Loan (including, without
limitation, Mortgagor, any partner or member of Mortgagor, any constituent partner or member
of Mortgagor, any guarantor and any non-borrower). In the event of any such sale, assignment,
participation or securitization, Mortgagee and the other parties to the same shall share in
the rights and obligations of Mortgagee set forth in the Loan Documents as and to the extent
they shall agree among themselves. In connection with any such sale, assignment,
participation or securitization, Mortgagor further agrees that the Loan Documents shall be
sufficient evidence of the obligations of Mortgagor to each purchaser, assignee or
participant, and Mortgagor shall, within fifteen (15) days after request by Mortgagee; (c)
deliver to Mortgagee such information and documents relating to Mortgagor, the Property and
its operation and any party connected with the Loan as Mortgagee or any rating agency may
request; (d) deliver to Mortgagee an estoppel certificate for the benefit of Mortgagee and any
other party designated by Mortgagee verifying the status and terms of the Loan, in form and
content satisfactory to Mortgagee; (e) enter into such amendments to the Loan Documents as may
be reasonably requested (including, without limitation, to restructure all or any part of the
Loan into two or more promissory notes in whatever proportion Mortgagee determines) in order
to facilitate any such sale, assignment, participation or securitization without impairing
Mortgagor’s rights or increasing Mortgagor’s obligations (and without requiring a secondary

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	 	 	borrower or mortgagor); (f) if, as a condition to the closing of the Loan, Mortgagor was
required to be a special-purpose bankruptcy-remote entity, enter into such amendments to the
organizational documents of Mortgagor as any rating agency may request to preserve or
enhance Mortgagor’s special-purpose bankruptcy-remote status; and (g) if, as a condition to
the closing of the Loan, Mortgagor was required to provide Mortgagee with any
nonconsolidation opinions, provide Mortgagee with such amendments and restatements of such
opinions as any rating agency may request. The preparation and delivery of the foregoing
items shall be at Mortgagor’s sole cost and expense, except for items that are not prepared
and/or provided regularly pursuant to the terms of the Loan Documents, and provided further
that Mortgagor obtains Mortgagee’s consent to the cost of any extraordinary item to be paid
by Mortgagee prior to incurring such expense. The indemnity obligations of Mortgagor under
the Loan Documents shall also apply with respect to any purchaser, assignee or participant.
	 
	6.20.	 	RELEASE. Upon payment in full of the Secured Obligations (including, without
limitation, repayment in full of all principal, interest and other amounts owing under the
Note), and all obligations, if any, of Mortgagee for future advances have been terminated,
then, and in that event only, Mortgagee shall release, without warranty, the Property or that
portion thereof then held hereunder. The recitals of any facts in any release shall be
conclusively deemed true. To the extent permitted by law, the release may describe the
grantee as “the person or persons legally entitled thereto.” Mortgagee shall have no duty to
determine the rights of persons claiming to be rightful grantees of any release. When the
Property has been fully released, the last such release shall operate as a reassignment of all
future rents, issues and profits of the Property to the person or persons legally entitled
thereto. Notwithstanding anything to the contrary contained in this Section 6.20, the
release of the Property shall not affect (i) any other Secured Obligations under the Loan
Documents, (ii) the Environmental Liabilities Agreement executed by Mortgagor of even date
herewith, or (iii) any guaranty now or hereafter executed with respect to the Loan
(collectively or severally as the context thereof may suggest or require).
	 
	6.21.	 	SUBROGATION. Mortgagee shall be subrogated to the lien of all encumbrances, whether
released of record or not, paid in whole or in part by Mortgagee pursuant to this Mortgage or
by the proceeds of any loan secured by this Mortgage.

ARTICLE 7 DEFAULT

	7.1.	 	DEFAULT. For all purposes hereof, “Default” shall mean either an
“Optional Default” (as defined below) or an “Automatic Default” (as defined
below).

	 	a.	 	Optional Default. An “Optional Default” shall occur, at
Mortgagee’s option, upon the occurrence of any of the following events:

	 	(i)	 	Monetary. Mortgagor shall fail to (aa) pay when due
any sums which by their express terms require payment upon the expiration of a
specified notice and cure period or sums which are payable on the Maturity
Date, or (bb) pay any other sums payable under the Note, this Mortgage or any
of the other Loan Documents which failure remains uncured for five (5) days
after written notice thereof shall have been given to Mortgagor by Mortgagee,
excluding with respect to (aa) or

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	 	 	 	(bb) any monthly payment of principal or interest due under the Note which
is an Automatic Default as set forth in Section 7.1.b.(i) of this
Mortgage.
	 
	 	(ii)	 	Failure to Perform. Mortgagor shall fail to observe,
perform or discharge any of Mortgagor’s obligations, covenants, conditions or
agreements, other than Mortgagor’s payment obligations, under the Note, this
Mortgage or any of the other Loan Documents (including, without limitation, any
of the other mortgages and deeds of trust executed as part of the Loan
Documents and securing the Note), and (aa) such failure shall remain uncured
for thirty (30) days after written notice thereof shall have been given to
Mortgagor by Mortgagee or (bb) if such failure is of such a nature that it
cannot be cured within such thirty (30) day period, Mortgagor shall fail to
commence to cure such failure within such thirty (30) day period or shall fail
to diligently prosecute such curative action thereafter.
	 
	 	(iii)	 	Representations and Warranties. Any representation,
warranty, certificate or other statement (financial or otherwise) made or
furnished by or on behalf of Mortgagor, or a guarantor, if any, to Mortgagee or
in connection with any of the Loan Documents, or as an inducement to Mortgagee
to make the Loan, shall be false, incorrect, incomplete or misleading in any
material respect when made or furnished.
	 
	 	(iv)	 	Seizure; Attachment. The seizure of any material
portion (as reasonably determined by Mortgagee) of the Property; or the
sequestration or attachment of, or levy or execution upon any of the Property,
the Collateral or any other collateral provided by Mortgagor under any of the
Loan Documents, or any material portion of the other assets of Mortgagor, other
than a condemnation, which sequestration, attachment, levy or execution is not
released or dismissed within sixty (60) days after its occurrence; or the sale
of any assets effected pursuant to any of the foregoing (other than pursuant to
a condemnation).
	 
	 	(v)	 	Uninsured Casualty. The occurrence of an uninsured
casualty with respect to any material portion (as reasonably determined by
Mortgagee) of the Property unless: (aa) no other Default has occurred and is
continuing at the time of such casualty or occurs thereafter; (bb) Mortgagor
promptly notifies Mortgagee of the occurrence of such casualty; (cc) Tenant is
restoring the Property pursuant to the terms of the Lease or is consummating a
substitution pursuant to the terms of the Lease; and (dd) if Tenant is not
restoring the Property pursuant to the terms of the Lease and an Event of
Default exists under the Lease by virtue of such failure to restore, Mortgagor
shall within forty five (45) days thereafter, deliver to Mortgagee immediately
available funds in an amount sufficient, in Mortgagee’s reasonable opinion, to
pay all costs of the repair or restoration (including, without limitation,
taxes, financing charges, insurance and rent during the repair period). So
long as no Default has occurred and is continuing at the time of Mortgagee’s
receipt of such funds and no Default occurs thereafter, but subject to the
rights of Tenant under any Lease, Mortgagee shall make such funds available
for the repair or restoration of the Property. Notwithstanding the foregoing,
but subject

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	 	 	 	to the rights of Tenant under any Lease, Mortgagee shall have no obligation
to make funds available for repair or restoration of the Property unless and
until all the conditions set forth in clauses (bb) and (cc) of Section
6.11.b.(iii) of this Mortgage have been satisfied. Mortgagor
acknowledges that the specific conditions described above are reasonable.
	 
	 	(vi)	 	Lease. With respect to a Lease, Mortgagor defaults
under Section 3.3.b. of this Mortgage or a Lease Default occurs under
any Lease, and such default or Lease Default remains uncured for thirty (30)
days after written notice thereof shall have been given by Mortgagee to
Mortgagor.

	 	b.	 	Automatic Default. An “Automatic Default” shall occur
automatically upon the occurrence of any of the following events:

	 	(i)	 	Monetary. Mortgagor shall fail to pay when due any
monthly payment of principal and interest due under the Note and no funds are
in the Restricted Account (as defined in the Cash Management Agreement) to make
such payment when due; provided, that, no Automatic Default shall be deemed to
have occurred if Mortgagor’s failure to pay results solely from Mortgagee’s
failure to timely initiate an ACH debit.
	 
	 	(ii)	 	Voluntary Bankruptcy, Insolvency, Dissolution. (aa)
Mortgagor’s filing a petition for relief under the Bankruptcy Reform Act of
1978, as amended or recodified (“Bankruptcy Code”), or under any other
present or future state or federal law regarding bankruptcy, reorganization or
other relief to debtors (collectively, “Debtor Relief Law”); or (bb)
Mortgagor’s filing any pleading in any involuntary proceeding under the
Bankruptcy Code or other Debtor Relief Law which admits to the petition’s
material allegations regarding Mortgagor’s insolvency; or (cc) Mortgagor’s
making a general assignment for the benefit of creditors; or (dd) Mortgagor’s
applying for, or the appointment of, a receiver, trustee, custodian or
liquidator of Mortgagor or any of its property; or (ee) the filing by or on
behalf of Mortgagor of a voluntary petition seeking the liquidation or
dissolution of Mortgagor or the commencement of any other procedure by or on
behalf of Mortgagor to liquidate or dissolve Mortgagor.
	 
	 	(iii)	 	Involuntary Bankruptcy. Mortgagor’s failure to effect
a full dismissal of any involuntary petition under the Bankruptcy Code or other
Debtor Relief Law, or any other procedure to liquidate or dissolve Mortgagor,
that is filed against Mortgagor or in any way restrains or limits Mortgagor or
Mortgagee regarding the Loan or the Property, prior to the earlier of the entry
of any order granting relief sought in the involuntary petition or ninety (90)
days after the date of filing of the petition.
	 
	 	(iv)	 	Partners, Guarantors. The occurrence of an event
specified in Sections (ii) or (iii) as to Mortgagor, any general partner or any
member of Mortgagor, as applicable, or any guarantor obligated to Mortgagee
under the Loan Documents.

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	7.2.	 	ACCELERATION. Upon the occurrence of an Optional Default, Mortgagee may, at its
option, declare all sums owing to Mortgagee under the Note and the other Loan Documents
immediately due and payable. Upon the occurrence of an Automatic Default, all sums owing to
Mortgagee under the Note and the other Loan Documents shall automatically become immediately
due and payable.
	 
	7.3.	 	RIGHTS AND REMEDIES. In addition to the rights and remedies in Section 7.2
above, at any time after a Default, Mortgagee shall have all of the following rights and
remedies:

	 	a.	 	Entry on Property. Subject to the rights of Tenant under any Lease,
Mortgagee shall have the right to enter upon the Property from time to time, with or
without notice, and without releasing Mortgagor from any Secured Obligation, and
without becoming a mortgagee in possession, and do such other acts and things as
Mortgagee deems necessary or desirable in order to inspect, investigate, assess and
protect the security hereof or to cure any Default;
	 
	 	b.	 	Appointment of Receiver. Mortgagee shall have the right to apply to a
court of competent jurisdiction for and obtain appointment of a receiver, trustee,
liquidator or conservator of the Property, with or without notice of hearing, for any
purpose, including, without limitation, to enforce Mortgagee’s rights to collect
Payments and to enter on and inspect the Property for Hazardous Materials, as a matter
of strict right and without regard to: (i) the adequacy of the security for the
repayment of the Secured Obligations; (ii) the existence of a declaration that the
Secured Obligations are immediately due and payable; (iii) the filing of a notice of
default; or (iv) the solvency of Mortgagor, or any guarantor or other person or entity
in any manner obligated to Mortgagee under the Loan Documents;
	 
	 	c.	 	Judicial Foreclosure; Injunction. Mortgagee shall have the right to
commence and maintain an action or actions in any court of competent jurisdiction to
foreclose this instrument as a mortgage or to obtain specific enforcement of the
covenants of Mortgagor hereunder. For the purposes of any suit brought under this
subparagraph, Mortgagor waives the defense of laches and any applicable statute of
limitations. Mortgagee shall be entitled to collect in such proceedings all expenses
of foreclosure, including, but not limited to, reasonable attorneys’ fees, all of which
shall be additional sums secured by this Mortgage. At the foreclosure Mortgagee shall
be entitled to bid and to purchase the Property and shall be entitled to apply the debt
secured hereby, or any portion thereof, in payment for the Property. The remedies
provided to Mortgagee in this paragraph shall be in addition to and not in lieu of any
other rights and remedies provided in this Mortgage or by law, all of which rights and
remedies may be exercised by Mortgagee independently, simultaneously or consecutively
in any order without being deemed to have waived any right or remedy previously or not
yet exercised;
	 
	 	d.	 	Partial Foreclosure. In the event the Property is comprised of more
than one Parcel of real property, Mortgagor hereby waives any right to require
Mortgagee to foreclose or exercise any of its other remedies against all of the
Property as a whole or to require Mortgagee to foreclose or exercise such remedies
against one portion of the Property

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	 	 	 	prior to the foreclosure or exercise of said remedies against other portions of the
Property.
	 
	 	 	 	Upon sale of the Property at any judicial foreclosure, Mortgagee may credit bid (as
determined by Mortgagee in its sole and absolute discretion) all or any portion of
the Secured Obligations. In determining such credit bid, Mortgagee may, but is not
obligated to, take into account all or any of the following: (i) appraisals of the
Property as such appraisals may be discounted or adjusted by Mortgagee in its sole
and absolute underwriting discretion; (ii) expenses and costs incurred by Mortgagee
with respect to the Property prior to foreclosure; (iii) expenses and costs which
Mortgagee anticipates will be incurred with respect to the Property after
foreclosure, but prior to resale, including, without limitation, costs of structural
reports and other due diligence, costs to carry the Property prior to resale, costs
of resale (e.g. commissions, reasonable attorneys’ fees, and taxes), costs of any
Hazardous Materials clean-up and monitoring, costs of deferred maintenance, repair,
refurbishment and retrofit, costs of defending or settling litigation affecting the
Property, and lost opportunity costs (if any), including the time value of money
during any anticipated holding period by Mortgagee; (iv) declining trends in real
property values generally and with respect to properties similar to the Property;
(v) anticipated discounts upon resale of the Property as a distressed or foreclosed
property; (vi) the fact of additional collateral (if any), for the Secured
Obligations; and (vii) such other factors or matters that Mortgagee (in its sole and
absolute discretion) deems appropriate. In regard to the above, Mortgagor
acknowledges and agrees that: (i) Mortgagee is not required to use any or all of the
foregoing factors to determine the amount of its credit bid; (ii) this paragraph
does not impose upon Mortgagee any additional obligations that are not imposed by
law at the time the credit bid is made; (iii) the amount of Mortgagee’s credit bid
need not have any relation to any loan-to-value ratios specified in the Loan
Documents or previously discussed between Mortgagor and Mortgagee; and (iv)
Mortgagee’s credit bid may be (at Mortgagee’s sole and absolute discretion) higher
or lower than any appraised value of the Property;
	 
	 	e.	 	Multiple Foreclosures. Mortgagee shall have the right to resort to and
realize upon the Property and Collateral and any other security now or later held by
Mortgagee concurrently or successively and in one or several consolidated or
independent judicial actions or lawfully taken non-judicial proceedings, or both, and
to apply the proceeds received upon the Secured Obligations all in such order and
manner as Mortgagee determines in its sole discretion;
	 
	 	f.	 	Rights to Collateral. To exercise all rights Mortgagee may have with
respect to the Collateral under this Mortgage, the UCC or otherwise at law; and
	 
	 	g.	 	Other Rights. To exercise such other rights as Mortgagee may have at
law or in equity or pursuant to the terms and conditions of this Mortgage or any of the
other Loan Documents.

	 	 	In connection with any sale or sales hereunder, Mortgagee may elect to treat any of the
Property which consists of a right in action or which is property that can be severed from
the Property (including, without limitation, any improvements forming a part thereof)
without causing

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	 	 	structural damage thereto as if the same were personal property or a fixture, as the case
may be, and dispose of the same in accordance with applicable law, separate and apart from
the sale of the Property. Any sale of Collateral hereunder shall be conducted in any manner
permitted by the UCC.

	7.4.	 	APPLICATION OF FORECLOSURE SALE PROCEEDS. If any foreclosure sale is effected,
Mortgagee shall apply the proceeds of such sale in the following order of priority: First, to
the costs, fees and expenses, including, without limitation, the payment of reasonable
attorneys’ fees; Second, to the payment of the Secured Obligations which are secured by this
Mortgage, in such order as Mortgagee shall determine in its sole discretion; and Third, to
Mortgagor or Mortgagor’s successor in interest, or in the event the Property has been sold or
transferred to another, to the vested owner of record at the time of judicial or nonjudicial
foreclosure sale or to such other persons as may be entitled thereto by law.
	 
	7.5.	 	WAIVER OF MARSHALING RIGHTS. Mortgagor, for itself and for all parties claiming
through or under Mortgagor, and for all parties who may acquire a lien on or interest in the
Property or the Collateral, waives all rights to a sale in inverse order of alienation or to
have the Property, the Collateral or any other security for any Secured Obligation, marshaled
upon any foreclosure of this Mortgage or on a foreclosure of any other security for any of the
Secured Obligations.
	 
	7.6.	 	NO CURE OR WAIVER. Neither Mortgagee’s nor any receiver’s entry upon and taking
possession of all or any part of the Property, nor any collection of rents, issues, profits,
insurance proceeds, condemnation proceeds or damages, other security or proceeds of other
security, or other sums, nor the application of any collected sum to any Secured Obligation,
nor the exercise of any other right or remedy by Mortgagee or any receiver shall cure or waive
any Default or notice of default under this Mortgage, or nullify the effect of any notice of
default or sale (unless all Secured Obligations then due have been paid or performed and
Mortgagor has cured all other Defaults hereunder), or impair the status of the security, or
prejudice Mortgagee in the exercise of any right or remedy, or be construed as an affirmation
by Mortgagee of any tenancy, lease or option or a subordination of the lien of this Mortgage.
	 
	7.7.	 	PAYMENT OF COSTS, EXPENSES AND ATTORNEYS’ FEES. Mortgagor agrees to pay to Mortgagee
immediately and upon demand all costs and expenses incurred by Mortgagee in the enforcement of
the terms and conditions of this Mortgage (including, without limitation, statutory master in
equity fees, trustee’s fees, court costs and reasonable attorneys’ fees, whether incurred in
litigation or not) with interest from the date of expenditure until said sums have been paid
at the rate of interest applicable to the principal balance of the Note as specified therein.
	 
	7.8.	 	POWER TO FILE NOTICES AND CURE DEFAULTS. Mortgagor hereby irrevocably appoints
Mortgagee and its successors and assigns, as its attorney-in-fact, which agency is coupled
with an interest, to perform any obligation of Mortgagor hereunder upon the occurrence of an
event, act or omission which, with notice or passage of time or both, would constitute a
Default, provided, however, that: (a) Mortgagee as such attorney-in-fact shall
only be accountable for such funds as are actually received by Mortgagee; and (b) Mortgagee
shall not be liable to Mortgagor or any other person or entity for any failure to act under
this Section.

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	7.9.	 	REMEDIES CUMULATIVE. All rights and remedies of Mortgagee under this Mortgage and
the other Loan Documents are cumulative and are in addition to all rights and remedies
provided by applicable law. Mortgagee may enforce any one or more remedies or rights under
the Loan Documents either successively or concurrently.

ARTICLE 8 MISCELLANEOUS PROVISIONS

	8.1.	 	CONSENTS AND APPROVAL. Wherever Mortgagee’s consent, approval, acceptance or
satisfaction is required under any provision of this Mortgage or any of the other Loan
Documents, such consent, approval, acceptance or satisfaction shall not be unreasonably
withheld, conditioned or delayed by Mortgagee unless such provision expressly provides
otherwise.
	 
	8.2.	 	ATTORNEYS’ FEES. If any legal action, suit or proceeding is commenced between
Mortgagor and Mortgagee regarding their respective rights and obligations under any Loan
Document, the prevailing party shall be entitled to recover, in addition to damages or other
relief, costs and expenses, reasonable attorneys’ fees and court costs (including, without
limitation, expert witness fees).
	 
	8.3.	 	PERMITTED CONTESTS. After prior written notice to Mortgagee, Mortgagor may contest,
by appropriate legal or other proceedings conducted in good faith and with due diligence, the
amount, validity or application, in whole or in part, of any lien, levy, tax or assessment, or
any lien of any laborer, mechanic, materialman, supplier or vendor, or the application to
Mortgagor or the Property of any law or the validity thereof (each a “Contested
Matter”), the assertion or imposition of which, or the failure to pay when due, would
constitute a Default; provided that (a) Mortgagor pursues the contest diligently, in a manner
which Mortgagee determines is not prejudicial to Mortgagee, and does not impair the lien of
this Mortgage; (b) the Property, or any part hereof or estate or interest therein, shall not
be in any danger of being sold, forfeited or lost by reason of such proceedings; (c) in the
case of the contest of any law or other legal requirement, Mortgagee shall not be in any
danger of any civil or criminal liability; and (d) if required by Mortgagee, Mortgagor
deposits with Mortgagee any funds or other forms of assurance (including a bond or letter of
credit) satisfactory to Mortgagee to protect Mortgagee from the consequences of the contest
being unsuccessful. Mortgagor’s right to contest pursuant to the terms of this provision
shall in no way relieve Mortgagor of its obligations under the Loan or to make payments to
Mortgagee as and when due. The Tenant under any Lease shall also have the right to contest
any Contested Matter in accordance with the terms of such Lease.
	 
	8.4.	 	MORTGAGOR AND MORTGAGEE DEFINED. The term “Mortgagor” includes both the original
Mortgagor and any subsequent owner or owners of any of the Property, and the term “Mortgagee”
includes the original Mortgagee and any future owner or holder, including assignees, pledges
and participants, of the Note or any interest therein.
	 
	8.5.	 	DISCLAIMERS.

	 	a.	 	Relationship. The relationship of Mortgagor and Mortgagee under this
Mortgage and the other Loan Documents is, and shall at all times remain, solely that of
borrower and lender, and Mortgagee neither undertakes nor assumes any responsibility or
duty to Mortgagor or to any third party with respect to the Property. Notwithstanding
any other

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	 	 	 	provisions of this Mortgage and the other Loan Documents: (i) Mortgagee is not, and
shall not be construed to be, a partner, joint venturer, member, alter ego, manager,
controlling person or other business associate or participant of any kind of
Mortgagor, and Mortgagee does not intend to ever assume such status; and (ii)
Mortgagee shall not be deemed responsible for or a participant in any acts,
omissions or decisions of Mortgagor.
	 
	 	b.	 	No Liability. Mortgagee shall not be directly or indirectly liable or
responsible for any loss, claim, cause of action, liability, indebtedness, damage or
injury of any kind or character to any person or property arising from any construction
on, or occupancy or use of, the Property, whether caused by or arising from: (i) any
defect in any building, structure, grading, fill, landscaping or other improvements
thereon or in any on-site or off-site improvement or other facility therein or thereon;
(ii) any act or omission of Mortgagor or any of Mortgagor’s agents, employees,
independent contractors, licensees or invitees; (iii) any accident in or on the
Property or any fire, flood or other casualty or hazard thereon; (iv) the failure of
Mortgagor or any of Mortgagor’s licensees, employees, invitees, agents, independent
contractors or other representatives to maintain the Property in a safe condition; or
(v) any nuisance made or suffered on any part of the Property

	8.6.	 	SEVERABILITY. If any term of any Loan Document, or the application thereof to any
person or circumstances, shall, to any extent, be invalid or unenforceable, the remainder of
the Loan Document, or the application of such term to persons or circumstances other than
those as to which it is invalid or unenforceable, shall not be affected thereby, and each term
of the Loan Document shall be valid and enforceable to the fullest extent permitted by law.
	 
	8.7.	 	JOINT AND SEVERAL LIABILITY. If more than one person has executed this Mortgage as
“Mortgagor,” the obligations of all such persons hereunder shall be joint and several.
	 
	8.8.	 	SEPARATE AND COMMUNITY PROPERTY. Any married person who executes this Mortgage as a
“Mortgagor” agrees that any money judgment which Mortgagee obtains pursuant to the terms of
this Mortgage or any other obligation of that married person secured by this Mortgage may be
collected by execution upon any separate property or community property of that person.
	 
	8.9.	 	INTEGRATION; INTERPRETATION. The Loan Documents contain or expressly incorporate by
reference the entire agreement of the parties with respect to the matters contemplated therein
and supersede all prior negotiations or agreements, written or oral. The Loan Documents shall
not be modified, except by written instrument executed by all parties. Any reference in any
of the Loan Documents to the Property or Collateral shall include all or any part of the
Property or Collateral. Any reference to the Loan Documents includes any amendments, renewals
or extensions now or hereafter approved by Mortgagee in writing. When the identity of the
parties or other circumstances make it appropriate, the masculine gender includes the feminine
and/or neuter, and the singular number includes the plural.
	 
	8.10.	 	CAPITALIZED TERMS. Capitalized terms not otherwise defined herein shall have the
meanings set forth in the Note.

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	8.11.	 	SUCCESSORS IN INTEREST. The terms, covenants, and conditions contained herein and
in the other Loan Documents shall be binding upon and inure to the benefit of the heirs,
successors and assigns of the parties. The foregoing sentence shall not be construed to
permit Mortgagor to assign the Loan, except as otherwise permitted under the Note or the other
Loan Documents.
	 
	8.12.	 	GOVERNING LAW. This Mortgage was accepted by Mortgagee in the state of New York,
which state the parties agree has a substantial relationship to the parties and to the
underlying transaction embodied hereby. Accordingly, in all respects, including, without
limiting the generality of the foregoing, matters of construction, validity, enforceability
and performance, this Mortgage, the Note and the other Loan Documents and the obligations
arising hereunder and thereunder shall be governed by, and construed in accordance with, the
laws of the state of New York applicable to contracts made and performed in such state and any
applicable law of the United States of America, except that at all times the provisions for
enforcement of Mortgagee’s STATUTORY POWER OF SALE (if any) and all other remedies granted
hereunder and the creation, perfection and enforcement of the liens and security interests
created pursuant hereto and pursuant to the other Loan Documents in any Collateral which is
located in the state where the Property is located shall be governed by and construed
according to the law of the state where the Property is located, except to the extent that
under the UCC perfection may be governed by the laws of a different jurisdiction. Except as
provided in the immediately preceding sentence, Mortgagor hereby unconditionally and
irrevocably waives, to the fullest extent permitted by law, any claim to assert that the law
of any jurisdiction other than New York governs this Mortgage, the Note and other Loan
Documents.
	 
	8.13.	 	CONSENT TO JURISDICTION. Mortgagor irrevocably submits to the jurisdiction of: (a)
any state or federal court sitting in the state of New York over any suit, action, or
proceeding, brought by Mortgagor against Mortgagee, arising out of or relating to this
Mortgage, the Note or the Loan; (b) any state or federal court sitting in the state where the
Property is located or the state in which Mortgagor’s principal place of business is located
over any suit, action or proceeding, brought by Mortgagee against Mortgagor, arising out of or
relating to this Mortgage, the Note or the Loan; and (c) any state court sitting in the county
of the state where the Property is located over any suit, action, or proceeding, brought by
Mortgagee to exercise any available STATUTORY POWER OF SALE under this Mortgage or any action
brought by Mortgagee to enforce its rights with respect to the Collateral. Mortgagor
irrevocably waives, to the fullest extent permitted by law, any objection that Mortgagor may
now or hereafter have to the laying of venue of any such suit, action, or proceeding brought
in any such court and any claim that any such suit, action or proceeding brought in any such
court has been brought in an inconvenient forum.
	 
	8.14.	 	EXHIBITS. Exhibit A is incorporated into this Mortgage by this reference as
if fully set forth herein.
	 
	8.15.	 	ADDRESSES; REQUEST FOR NOTICE. All notices and other communications that are
required or permitted to be given to a party under this Mortgage or the other Loan Documents
shall be in writing, refer to the Loan number, and shall be sent to such party, either by
personal delivery, by overnight delivery service, by certified first class mail, return
receipt requested, or by facsimile transmission to the addressee or facsimile number below.
All such notices and communications shall be effective upon receipt of such delivery or
facsimile transmission. The

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	 	 	addresses of the parties are set forth on page 1 of this Mortgage and the facsimile numbers
for the parties are as follows:
	 
	 	 	Mortgagee:
	 
	 	 	WELLS FARGO BANK, NATIONAL ASSOCIATION

FAX No.: (760) 918-2727
	 
	 	 	Mortgagor:
	 
	 	 	COLE CB PIEDMONT SC, LLC

FAX No.: (602) 778-8780
	 
	 	 	Mortgagor’s principal place of business is at the address set forth on page 1 of
this Mortgage.
	 
	 	 	Any Mortgagor whose address is set forth on page 1 of this Mortgage hereby requests
that a copy of notice of default and notice of sale be delivered to it at that address.
Failure to insert an address shall constitute a designation of Mortgagor’s last known
address as the address for such notice. Any party shall have the right to change its
address for notice hereunder to any other location within the continental United States by
giving thirty (30) days notice to the other parties in the manner set forth above.
	 
	8.16.	 	COUNTERPARTS. This Mortgage may be executed in any number of counterparts, each of
which, when executed and delivered, will be deemed an original and all of which taken
together, will be deemed to be one and the same instrument.
	 
	8.17.	 	WAIVER OF JURY TRIAL. MORTGAGEE AND MORTGAGOR HEREBY KNOWINGLY, VOLUNTARILY AND
INTENTIONALLY WAIVE ANY RIGHTS THEY MAY HAVE TO A TRIAL BY JURY IN RESPECT OF ANY LITIGATION
BASED HEREON, OR ARISING OUT OF, UNDER, OR IN CONNECTION WITH, THIS MORTGAGE OR ANY OTHER LOAN
DOCUMENT, OR ANY COURSE OF CONDUCT, COURSE OF DEALING, STATEMENTS (WHETHER ORAL OR WRITTEN) OR
ACTIONS OF MORTGAGEE OR MORTGAGOR. THIS PROVISION IS A MATERIAL INDUCEMENT FOR MORTGAGEE TO
ENTER INTO THIS MORTGAGE.
	 
	8.18.	 	NON-WAIVER. By accepting payment of any amount secured hereby after its due date or
late performance of any other Secured Obligation, Mortgagee shall not waive its right against
any person obligated directly or indirectly hereunder or on any Secured Obligation, either to
require prompt payment or performance when due of all other sums and obligations so secured or
to declare default for failure to make such prompt payment or performance. No exercise of any
right or remedy by Mortgagee hereunder shall constitute a waiver of any other right or remedy
herein contained or provided by law. No failure by Mortgagee to exercise any right or remedy
hereunder arising upon any Default shall be construed to prejudice Mortgagee’s rights or
remedies upon the occurrence of any other or subsequent Default. No delay by Mortgagee in
exercising any such right or remedy shall be construed to preclude Mortgagee from the exercise
thereof at any time while that Default is continuing. No notice to nor demand on Mortgagor
shall

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	 	 	0f itself entitle Mortgagor to any other or further notice or demand in similar or other
circumstances.
	 
	8.19.	 	FURTHER ASSURANCES. Mortgagor shall, upon demand by Mortgagee, execute, acknowledge
(if appropriate) and deliver any and all documents and instruments and do or cause to be done
all further acts reasonably necessary or appropriate to effectuate the purposes of the Loan
Documents and to perfect any assignments contained therein.
	 
	8.20.	 	RELATIONSHIP OF ARTICLES. The rights, remedies and interests of Mortgagee under
this Mortgage established by Article 1 and the security agreement established by
Article 4 are independent and cumulative, and there shall be no merger of any lien
created by this Mortgage with any security interest created by the security agreement.
Mortgagee may elect to exercise or enforce any of its rights, remedies or interests under
either or both this Mortgage or the security agreement as Mortgagee may from time to time deem
appropriate. The absolute assignment of rents and leases established by Article 3 is
similarly independent of and separate from this Mortgage and the security agreement.
	 
	8.21.	 	MERGER. No merger shall occur as a result of Mortgagee’s acquiring any other estate
in, or any other lien on, the Property unless Mortgagee consents to a merger in writing.
	 
	8.22.	 	CROSS-DEFAULT; CROSS-COLLATERALIZATION. The Note is secured by, among other things,
this Mortgage and those certain other Mortgages, Deeds of Trust, and/or Deeds to Secure Debt
of even date herewith, executed by the mortgagor, trustor or grantor, as the case may be, in
favor of Mortgagee and covering certain real property and improvements and personal property
thereon as described therein and located as described on Schedule I hereof (the “Other
Mortgages”). The existence of a Default under this Mortgage (after the expiration of any
applicable notice and cure periods) shall be deemed and shall constitute an Automatic Default
under the Other Mortgages (without any further notice and cure by Mortgagee to Mortgagor which
is hereby specifically waived by Mortgagor for all purposes), and a Default under any of the
Other Mortgages (after the expiration of any applicable notice and cure periods), shall be
deemed and shall constitute an Automatic Default under this Mortgage and the remaining Other
Mortgages (without any further notice and cure by Mortgagee to Mortgagor which is hereby
specifically waived by Mortgagor for all purposes).
	 
	8.23.	 	SPECIAL SOUTH CAROLINA STATE PROVISIONS.

	 	a.	 	Future Advances. In order to secure the payment thereof together with
any renewals or extensions or modifications thereof upon the same or different terms or
at the same or different rate of interest and also to secure in accordance with Section
29-3-50, as amended, Code of Laws of South Carolina (1976): (i) all future advances
and readvances that may subsequently be made to Mortgagor by Mortgagee evidenced by the
aforesaid Note, or by other promissory notes, and all renewals and extensions thereof;
and (ii) all other indebtedness of Mortgagor to Mortgagee, now or hereafter existing,
whether direct or indirect, the maximum amount of all indebtedness outstanding at any
time secured hereby not to exceed $2,480,000.00, plus interest thereon, all charges and
expenses of collection incurred by Mortgagee including court costs and reasonable
attorney’s fees.

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	 	b.	 	Conflict. If any conflict or inconsistency exists or arises between
this Section 8.23 and the preceding Articles of this Mortgage, or the terms of any
other Loan Documents, except as specifically provided to the contrary in this Section
8.23, the terms of this Section 8.23 shall govern and control this Mortgage or the
other Loan Documents.

	8.24.	 	USA PATRIOT ACT NOTIFICATION. Mortgagee hereby notifies Mortgagor that, pursuant to
the requirements of the Patriot Act, it is required to obtain, verify and record information
that identifies Mortgagor, which information includes the name and address of Mortgagor and
other information that will allow Mortgagee to identify Mortgagor in accordance with the
Patriot Act.

[SIGNATURE PAGE FOLLOWS]

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     The laws of the State of South Carolina provide that in any real estate foreclosure
proceeding, a defendant against whom a personal judgment is taken or asked may within thirty (30)
days after the sale of the mortgaged property apply to the court for an order of appraisal. The
statutory appraisal value as approved by the court would be substituted for the high bid and may
decrease the amount of any deficiency owing in connection with the transaction. THE UNDERSIGNED
HEREBY WAIVES AND RELINQUISHES THE STATUTORY APPRAISAL RIGHTS WHICH MEANS THE HIGH BID AT THE
JUDICIAL FORECLOSURE SALE WILL BE APPLIED TO THE DEBT REGARDLESS OF ANY APPRAISED VALUE OF THE
PROPERTY.

     IN WITNESS WHEREOF, Mortgagor has executed this Mortgage as of the day and year set forth
above.

	 	 	 	 	 
	 	MORTGAGOR:

COLE CB PIEDMONT SC, LLC,

a Delaware limited liability company

By: Cole REIT Advisors III, LLC,

a Delaware limited liability company,

its manager

 	 
	 	By:  	/s/ Todd J. Weiss
 	 
	 	 	Name:  	Todd J. Weiss 	 
	 	 	Title:  	Vice President 	 
	 

Signed, sealed and delivered in the presence of :

	 	 	 	 	 
	 	 	 
	/s/ Jennifer Jacobson
 	 	 
	Witness 	 	 
	Printed Name:  Jennifer Jacobson 	 	 
	 

	 	 	 	 	 
	 	 	 
	/s/ Merita Pleasant
 	 	 
	Witness 	 	 
	Printed Name: Merita Pleasant 	 	 
	 

MORTGAGE (SOUTH CAROLINA)

Wells Fargo/Cole Properties/Cracker Barrel

Loan No. 02-62113631/Store No. 579

 

 

	 	 	 
	STATE OF
	 	ARIZONA
	COUNTY OF
	 	MARICOPA

The foregoing instrument was acknowledged before me on August 28, 2009, by TODD J. WEISS,
the Vice President of Cole REIT Advisors III, LLC, a Delaware limited liability company,
the manager of Cole CB PIEDMONT SC, LLC, a Delaware limited liability company, on behalf of
said limited liability company.

	 	 	 	 	 
	 	 	 
	 	                                               /s/ Mary D. Bates
 	 
	[Notary Seal] 	Notary Public, State of ARIZONA 	 
	 	Printed Name:               Mary D. Bates

My Commission Expires:      September 3, 2012
 	 
	 

MORTGAGE (SOUTH CAROLINA)

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Loan No. 02-62113631/Store No. 579

 

 

Loan No. 02-62113631

EXHIBIT A

DESCRIPTION OF LAND

Unit No.: 579

Property Address: 591 Highway 183, Piedmont, South Carolina

Description of Land. The Land referred to in this Mortgage is situated in the County of Anderson,
State of South Carolina and is described as follows:

	 	 	 	PARCEL 1
	 
	 	 	 	All that certain piece, parcel or tract of land lying and being in the State of South Carolina, County of Anderson,
being shown and designated as tract containing 2.439 acres, more or
less, as shown on a plat entitled
ALTA/ACSM Land Title Survey of 3009 Earie E. Morris Jr. Highway for Cracker Barrel Old Country Store, Inc. and Chicago Title
Insurance Company; prepared by Geo Survey, Ltd. dated December 14, 2004 and have the following metes and bounds:
	 
	 	 	 	Beginning at a 5/8” rebar set at the intersection of the
Westerly right of way of Earl E. Morris Jr. Highway, also known as SR 153,
variable right of way, and the Northern right of way of Frontage Road, variable right of way, said 5/8” rebar found being the true point of
beginning; thence continuing along said right of way of Frontage Road, the following courses and distances: South 41°06’27” West a distance of 99.59 feet to a
concrete monument found; South 32°54’16” West a distance of 50.42 feet to a concrete monument found: South 48°32’18” East a distance of 5.23 feet to a 5/8” rebar
found along a curve to the left and arc length of 265.10 feet, said
curve having a radius of 510.46 feet with a chord distance of 262.13
feet at South 26°59’25” West to 5/8” rebar set; thence
leaving said right of way North 77°01’47” West a distance of 43.39 feet to a 5/8” rebar set; thence along a curve to the right said curve having a radius of 96.00 feet with a chord bearing of North 65°30’03” West and
a chord length of 38.37 feet with an arc length of 38.63 feet to a 5/8” rebar set; thence North 53°58’19” West a distance of 168.18 feet to a 5/8” rebar set; thence along a curve to the right said curve having a radius of 36.00 feet
with a chord bearing of North 08°54’24” West and a
chord length of 50.97 feet with an arc length of 56.63 feet to a
5/8” rebar set; thence North 36°09’31” East a distance of 294.48 feet to a 5/8” rebar set; thence along a curve to
the right said curve having a radius of 96.00 feet with a chord bearing of North 44°28’18” East and a chord length of 27.76 feet with an arc length of 27.86 feet to a 5/8” rebar set; thence North 52°47’04” East a distance of 26.70 feet
to a 5/8” rebar set; thence along a curve to the left said curve
having a radius of 104.00 feet with a chord bearing of North
44°28’18” East and a chord length of 30.07 feet with an arc length of 30.18 feet to a 5/8” rebar set; thence North 36°09’31” East a distance
of 31.02 feet to a 5/8” rebar set on the Western right of way of Earl E. Morris Jr. Highway; thence along said Westerly right of way the following courses and distances: South 53°50’00”
 East a distance of 52.81 feet to a point; thence South
50°25’38” East a distance of 171.97 feet to a 5/8” rebar set being the true point of beginning.
	 
	 	 	 	Tax Map No.: 237-00-05-052

MORTGAGE (SOUTH CAROLINA)

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Loan No. 02-62113631/Store No. 579

 

 

	 	 	 	PARCEL 2
	 
	 	 	 	Together with those beneficial rights that constitute rights in real property as described
in that certain Reciprocal Easement and Operation Agreement filed in the Recorder of Deeds
Office for Anderson County in Book 6718, page 111; as amended by that certain First Amendment to
	 
	 	 	 	Reciprocal Easement and Operation Agreement by and between Exit 40 Development LLC and
Cracker Barrel Old Country Store, Inc. dated February 28, 2006 and recorded in the Recorder of
Deeds Office for Anderson County in Book 7228, page 94.
	 
	 	 	 	This is the same or a portion of the property acquired by Mortgagor by deed dated June 30, 2009,
recorded in Book 09243, Page 00158 on July 2, 2009 in the Official Records of Anderson County, South Carolina.

TM# 237-00-05-052-000

MORTGAGE (SOUTH CAROLINA)

Wells Fargo/Cole Properties/Cracker Barrel

Loan No. 02-62113631/Store No. 579

 

 

SCHEDULE I

LIST OF OTHER MORTGAGES AND CROSS-COLLATERALIZED PROPERTIES

	1.	 	That certain Deed to Secure Debt and Absolute Assignment of Rents and Leases and Security
Agreement made by COLE CB Braselton GA, LLC, a Delaware limited liability company, as
borrower, in favor of Wells Fargo Bank, National Association, as lender, encumbering property
located at 301 Exchange Way, Braselton, Georgia.
	 
	2.	 	That certain Deed to Secure Debt and Absolute Assignment of Rents and Leases and Security
Agreement made by COLE CB Bremen GA, LLC, a Delaware limited liability company, as borrower,
in favor of Wells Fargo Bank, National Association, as lender, encumbering property located at
106 Price Creek Road, Bremen, Georgia.
	 
	3.	 	That certain Deed to Secure Debt and Absolute Assignment of Rents and Leases and Security
Agreement made by COLE CB Columbus GA, LLC, a Delaware limited liability company, as borrower,
in favor of Wells Fargo Bank, National Association, as lender, encumbering property located at
1500 Bradley Park Drive, Columbus, Georgia.
	 
	4.	 	That certain Deed of Trust and Absolute Assignment of Rents and Leases and Security Agreement
(and Fixture Filing) made by COLE CB Greensboro NC, LLC, a Delaware limited liability company,
as borrower, in favor of Wells Fargo Bank, National Association, as lender, encumbering
property located at 3701 Elmsley Court, Greensboro, North Carolina.
	 
	5.	 	That certain Deed of Trust and Absolute Assignment of Rents and Leases and Security Agreement
(and Fixture Filing) made by COLE CB Mebane NC, LLC, a Delaware limited liability company, as
borrower, in favor of Wells Fargo Bank, National Association, as lender, encumbering property
located at 135 Spring Forrest Drive, Mebane, North Carolina.
	 
	6.	 	That certain Deed of Trust and Absolute Assignment of Rents and Leases and Security Agreement
(and Fixture Filing) made by COLE CB Rocky Mount, LLC, a Delaware limited liability company,
as borrower, in favor of Wells Fargo Bank, National Association, as lender, encumbering
property located at 238 Enterprise Drive, Rocky Mount, North Carolina.
	 
	7.	 	That certain Mortgage and Absolute Assignment of Rents and Leases and Security Agreement (and
Fixture Filing) made by COLE CB Fort Mill SC, LLC, a Delaware limited liability company, as
borrower, in favor of Wells Fargo Bank, National Association, as lender, encumbering property
located at 295 Carowinds Boulevard, Fort Mill, South Carolina.
	 
	8.	 	That certain Mortgage and Absolute Assignment of Rents and Leases and Security Agreement (and
Fixture Filing) made by COLE CB Piedmont SC, LLC, a Delaware limited liability company, as
borrower, in favor of Wells Fargo Bank, National Association, as lender, encumbering property
located at 591 Highway 183, Piedmont, South Carolina.
	 
	9.	 	That certain Deed of Trust and Absolute Assignment of Rents and Leases and Security Agreement
(and Fixture Filing) made by COLE CB Abilene TX, LLC, a Delaware limited

MORTGAGE (SOUTH CAROLINA)

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Loan No. 02-62113631/Store No. 579

 

 

	 	 	liability company, as borrower, in favor of Wells Fargo Bank, National Association, as
lender, encumbering property located at 1602 Highway 351, Abilene, Texas.
	 
	10.	 	That certain Deed of Trust and Absolute Assignment of Rents and Leases and Security Agreement
(and Fixture Filing) made by COLE CB San Antonio TX, LLC, a Delaware limited liability
company, as borrower, in favor of Wells Fargo Bank, National Association, as lender,
encumbering property located at 123 SW Loop 410, San Antonio, Texas.
	 
	11.	 	That certain Deed of Trust and Absolute Assignment of Rents and Leases and Security Agreement
(and Fixture Filing) made by COLE CB Sherman TX, LLC, a Delaware limited liability company, as
borrower, in favor of Wells Fargo Bank, National Association, as lender, encumbering property
located at 3501 N US Highway 75, Sherman, Texas.
	 
	12.	 	That certain Deed of Trust, Absolute Assignment of Rents and Leases and Security Agreement
(and Fixture Filing) made by COLE CB Bristol VA, LLC, a Delaware limited liability company, as
borrower, in favor of Wells Fargo Bank, National Association, as lender, encumbering property
located at 125 Village Circle, Bristol, Virginia.
	 
	13.	 	That certain Deed of Trust, Absolute Assignment of Rents and Leases and Security Agreement
(and Fixture Filing) made by COLE CB Emporia VA, LLC, a Delaware limited liability company, as
borrower, in favor of Wells Fargo Bank, National Association, as lender, encumbering property
located at 103 Sader Lane, Emporia, Virginia.
	 
	14.	 	That certain Deed of Trust, Absolute Assignment of Rents and Leases and Security Agreement
(and Fixture Filing) made by COLE CB Waynesboro VA, LLC, a Delaware limited liability company,
as borrower, in favor of Wells Fargo Bank, National Association, as lender, encumbering
property located at 101 Appletree Lane, Waynesboro, Virginia.
	 
	15.	 	That certain Deed of Trust, Absolute Assignment of Rents and Leases and Security Agreement
(and Fixture Filing) made by COLE CB Woodstock VA, LLC, a Delaware limited liability company,
as borrower, in favor of Wells Fargo Bank, National Association, as lender, encumbering
property located at 451 West Reservoir Road, Woodstock, Virginia.

MORTGAGE (SOUTH CAROLINA)

Wells Fargo/Cole Properties/Cracker Barrel

Loan No. 02-62113631/Store No. 579

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