Document:

<Page>

                                                                   Exhibit 10.54

                          ASSIGNMENT AND ASSUMPTION OF
                           PURCHASE AND SALE AGREEMENT

     THIS ASSIGNMENT AND ASSUMPTION OF PURCHASE AND SALE AGREEMENT (this
"Assignment") is made and entered into as of this 5th day of January, 2004 by
and between INLAND REAL ESTATE ACQUISITIONS, INC., an Illinois corporation, as
Assignor ("Assignor"), and INLAND SOUTHEAST NEW BRITAIN, L.L.C., a Delaware
limited liability company, as Assignee ("Assignee").

                                    RECITALS:

     A.   Assignor previously has executed and entered into that certain
Purchase and Sale Agreement dated as of August 22, 2003, with DAM NB LLC (as
amended, the "Agreement").

     B.   Assignor desires to assign all of its right, title and interest in,
to and under the Agreement to Assignee, and Assignee desires to accept such
assignment and assumes all of Assignor's duties and obligations under the
Agreement that arise and accrue from and after the date of this Assignment, all
upon and subject to the terms and provisions of this Assignment.

                                   AGREEMENT:

     NOW, THEREFORE, in consideration of the foregoing Recitals, the mutual
agreement of the parties hereto and other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, the parties hereto
hereby agree as follows:

     1.   INCORPORATION OF RECITALS. The foregoing Recitals are, by this
reference, incorporated into the body of this Assignment as if the same had been
set forth in the body of this Assignment in their entirety.

     2.   ASSIGNMENT.  Assignor hereby assigns, conveys, transfers and sets over
to Assignee all of Assignor's right, title and interest in, to and under the
Agreement.

     3.   ACCEPTANCE OF ASSIGNMENT AND ASSUMPTION. Assignee hereby accepts the
foregoing assignment and hereby assumes, and agrees to perform, all of
Assignor's duties and obligations under the Agreement that arise and accrue from
and after the date of this Assignment.

     4.   SEVERABILITY. If any provision of this Assignment or the application
thereof to any person or circumstance is or shall be deemed illegal, invalid or
unenforceable, the remaining provisions of this Assignment shall remain in full
force and effect and this Assignment shall be interpreted as if such illegal,
invalid or unenforceable provision did not exist.

     5.   BINDING EFFECT. Each provision of this Assignment shall extend to
and shall bind and inure to the benefit of Assignor and Assignee and their
respective heirs, legal representatives, successors and assigns.

     6.   TIME OF ESSENCE.  Time is of the essence of this Assignment and each
provision hereof.

     7.   ENTIRE AGREEMENT. This Assignment contains the entire agreement of
Assignor and Assignee with respect to subject matter hereof. No prior agreements
or understandings with respect to the subject matter hereof shall be valid or of
any force or effect.

<Page>

     8.   GOVERNING LAW.  This Assignment shall be governed by, and construed in
accordance with, the laws of the State of Illinois.

     9.   COUNTERPARTS. This Assignment may be executed in separate
counterparts, each of which shall constitute an original copy hereof, but all of
which shall constitute but one and the same agreement.

     IN WITNESS WHEREOF, Assignor and Assignee have executed and delivered this
Assignment as of the date and year first written above.

                                    ASSIGNOR:

                                    INLAND REAL ESTATE ACQUISITIONS, INC.,
                                    an Illinois corporation

                                    By:   /s/ Lou Quilici
                                       -----------------------------------------
                                        Name:     Lou Quilici
                                             -----------------------------------
                                        Its:   Senior Vice President
                                            ------------------------------------

                                    ASSIGNEE:

                                    INLAND SOUTHEAST NEW BRITAIN, L.L.C., a
                                    Delaware limited liability company

                                    By:  INLAND WESTERN RETAIL REAL
                                         ESTATE TRUST, INC., its sole member

                                         By:   /s/ Valerie Medina
                                            ------------------------------------
                                               Name:   Valerie Medina
                                                    ----------------------------
                                               Its:   Asst. Secretary
                                                   -----------------------------

                                        2<Page>

                                                                   Exhibit 10.55

                               SIXTH AMENDMENT TO
                 LETTER AGREEMENT AND ESCROW TRUST INSTRUCTIONS

     THIS SIXTH AMENDMENT TO LETTER AGREEMENT AND ESCROW TRUST INSTRUCTIONS
(this "Sixth Amendment") is made and entered into as of the 16th day of January,
2004, by and among UNITED REALTY COMPANIES LLC ("Seller"), INLAND REAL ESTATE
ACQUISITIONS, INC. ("Purchaser"), and CHICAGO TITLE AND TRUST COMPANY ("Escrow
Agent").

                                    RECITALS:

     A.   Seller and Purchaser previously entered into that certain Letter
Agreement dated as of November 13, 2003 (the "Letter Agreement"), with respect
to certain real property and all improvements thereon located at 7860
Quarterfield Road, Severn, Maryland, and commonly known as Metro Square Center
(the "Property").

     B.   Seller, Purchaser and Escrow Agent previously entered into those
certain Modified Joint Order Escrow Trust Instructions (Escrow Trust No.
23188484) dated as of November 25, 2003 (the "Escrow Instructions"), with
respect to the deposit and disbursement of the Earnest Money Deposit (as defined
in the Escrow Instructions) under the Letter Agreement.

     C.   The Letter Agreement and the Escrow Instructions were amended pursuant
to that certain First Amendment to Letter Agreement and Escrow Trust
Instructions dated as of December 15, 2003 (the "First Amendment"), that certain
Second Amendment to Letter Agreement and Escrow Trust Instructions dated as of
December 22, 2003 (the "Second Amendment"), that certain Third Amendment to
Letter Agreement and Escrow Trust Instructions dated as of December 29, 2003
(the "Third Amendment"), that certain Fourth Amendment to Letter Agreement and
Escrow Trust Instructions dated as of January 6, 2004 (the "Fourth Amendment"),
and that certain Fifth Amendment to Letter Agreement and Escrow Trust
Instructions dated as of January 9, 2004 (the "Fifth Amendment"). The Letter
Agreement, Escrow Instructions, First Amendment, Second Amendment, Third
Amendment, Fourth Amendment and the Fifth Amendment shall sometimes be
hereinafter referred to collectively as the "Agreement".

     D.   Seller, Purchaser and Escrow Agent desire to further amend the
Agreement as more particularly set forth herein.

     NOW, THEREFORE, for and in consideration of the mutual covenants and
promises herein contained, and other good and valuable consideration, Seller,
Purchaser and Escrow Agent hereby amend the Agreement and hereby agree as
follows:

     1.   INCORPORATION OF RECITALS; DEFINED TERMS. The foregoing Recitals are,
by this reference, incorporated into the text of this Sixth Amendment as if
fully set forth herein. Initially capitalized terms used but not defined in this
Sixth Amendment, but defined in the Agreement, shall have the meanings given to
them in the Agreement.

     2.   CLOSING. The Section of the Escrow Instructions entitled "Delivery of
Deposits", as amended by the First Amendment, the Second Amendment, the Third
Amendment and [ILLEGIBLE] Fourth Amendment, is hereby further amended by
deleting "January 16, 2004" in the ninth line thereof and inserting "January 20,
2004" in lieu thereof. Notwithstanding anything contained in the Agreement to
the contrary, Seller and Purchaser acknowledge and agree that the closing under
the Letter Agreement and the Escrow Instructions shall occur on January 20,
2004.

<Page>

     3.   COUNTERPARTS; FACSIMILE SIGNATURES. This Sixth Amendment may be
executed (a) in any number of counterparts, each of which shall be an original,
and each such counterpart shall constitute but one and the same agreement and
(b) by facsimile which shall be considered and constitute an original, executed
and delivered agreement.

     4.   MISCELLANEOUS. Except to the extent amended and modified herein, the
Agreement is hereby ratified and confirmed and shall remain in full force and
effect as originally written. This Sixth Amendment shall be deemed to be a part
of the Agreement.

                         [SIGNATURES ON FOLLOWING PAGE]

                                        2
<Page>

     IN WITNESS WHEREOF, Seller, Purchaser and Escrow Agent have hereunto set
their hands and seals as of the day and year first above written.

                                    PURCHASER:

                                    INLAND REAL ESTATE ACQUISITIONS,
                                    INC., an Illinois corporation

                                    By:      /s/ Lou Quilici
                                       -------------------------------------
                                         Name:   Lou Quilici
                                              --------------------------
                                         Its:    SRVP
                                             ---------------------------

                                    SELLER:

                                    UNITED REALTY COMPANIES LLC

                                    By:      /s/ Peter J. Bonastia
                                       -------------------------------------
                                         Name:      Peter J. Bonastia
                                              ------------------------------
                                         Its:       Managing Member
                                             -------------------------------

                                    ESCROW AGENT:

                                    CHICAGO TITLE AND TRUST COMPANY

                                    By:
                                       -------------------------------------
                                         Name:
                                              ------------------------------
                                         Its:
                                             -------------------------------

<Page>

                               FIFTH AMENDMENT TO
                 LETTER AGREEMENT AND ESCROW TRUST INSTRUCTIONS

     THIS FIFTH AMENDMENT TO LETTER AGREEMENT AND ESCROW TRUST INSTRUCTIONS
(this "Fifth Amendment") is made and entered into as of the 9th day of January,
2004, by and among UNITED REALTY COMPANIES LLC ("Seller"), INLAND REAL ESTATE
ACQUISITIONS, INC. ("Purchaser"), and CHICAGO TITLE AND TRUST COMPANY ("Escrow
Agent").

                                    RECITALS:

     A.   Seller and Purchaser previously entered into that certain Letter
Agreement dated as of November 13, 2003 (the "Letter Agreement"), with respect
to certain real property and all improvements thereon located at 7860
Quarterfield Road, Severn, Maryland, and commonly known as Metro Square Center
(the "Property").

     B.   Seller, Purchaser and Escrow Agent previously entered into those
certain Modified Joint Order Escrow Trust Instructions (Escrow Trust No.
23188484) dated as of November 25, 2003 (the "Escrow Instructions"), with
respect to the deposit and disbursement of the Earnest Money Deposit (as defined
in the Escrow Instructions) under the Letter Agreement.

     C.   The Letter Agreement and the Escrow Instructions were amended pursuant
to that certain First Amendment to Letter Agreement and Escrow Trust
Instructions dated as of December 15, 2003 (the "First Amendment"), that certain
Second Amendment to Letter Agreement and Escrow Trust Instructions dated as of
December 22, 2003 (the "Second Amendment"), that certain Third Amendment to
Letter Agreement and Escrow Trust Instructions dated as of December 29, 2003
(the "Third Amendment"), and that certain Fourth Amendment to Letter Agreement
and Escrow Trust Instructions dated as of January 6, 2004 (the "Fourth
Amendment"). The Letter Agreement, Escrow Instructions, First Amendment, Second
Amendment, Third Amendment and Fourth Amendment shall sometimes be hereinafter
referred to collectively as the "Agreement".

     D.   Seller, Purchaser and Escrow Agent desire to further amend the
Agreement as more particularly set forth herein.

     NOW, THEREFORE, for and in consideration of the mutual covenants and
promises herein contained, and other good and valuable consideration, Seller,
Purchaser and Escrow Agent hereby amend the Agreement and hereby agree as
follows:

     1.   INCORPORATION OF RECITALS; DEFINED TERMS. The foregoing Recitals are,
by this reference, incorporated into the text of this Fifth Amendment as if
fully set forth herein. Initially capitalized terms used but not defined in this
Fifth Amendment, but defined in the Agreement, shall have the meanings given to
them in the Agreement.

     2.   ADDITIONAL CONDITIONS TO CLOSING. In addition to (and not in lieu of)
any and all conditions to closing contained in the Agreement, Purchaser's
obligation to perform under the Agreement and this Fifth Amendment is subject to
and contingent upon the following being satisfied to Purchaser's satisfaction on
or before the closing date set forth in Section 2 of the Fourth Amendment
(collectively, the "Additional Closing Conditions"):

<Page>

          (a)  Resolution and completion, to Purchaser's satisfaction, of all
     title and survey matters, issues, objections and questions raised in
     Purchaser's e-mail messages to Seller (copies of which are attached hereto
     as Exhibit A).

          (b)  Delivery to Purchaser of the letters attached hereto as Exhibit B
     and made a part hereof executed by G-H Quarterfield Road, LLC
     ("Quarterfield").

          (c)  Finalization, execution and recordation of an amendment, in form
     and substance acceptable to Purchaser, to the Declaration of Covenants,
     Conditions, Restrictions and Easements encumbering the Property and that
     certain outparcel adjacent to the Property.

          (d)  Purchaser's and Seller's finalization, execution and delivery of
     all conveyance documents reasonably requested by Purchaser or Seller to be
     provided at the closing. The conveyance documents shall include, without
     limitation, an endorsement by Quarterfield of the original $24,972.73
     Promissory Note dated July 23, 2002 (the "Note"), made by Walter Mapson and
     Regenia R. Mapson (collectively, the "Mapsons") to the order of
     Quarterfield, and an assignment of any and all of Quarterfield's right,
     title and interest in, to and under that certain Settlement Agreement
     between Quarterfield and the Mapsons dated July 22, 2002. Seller agrees to
     deliver to Purchaser the original Note at closing.

          (e)  Resolution, to Purchaser's satisfaction, of the insurance credit
     claimed by Food-A-Rama, G.U., Inc. in its estoppel letter provided in
     connection with the transaction contemplated by the Agreement.

     If any one or more of the Additional Closing Conditions set forth in this
Section 2 shall not be satisfied by January 16, 2004, then Purchaser shall have
the right, at its option and by notice to Seller (and provided that Purchaser
has not waived such failure), to elect at any time thereafter to either
terminate the Agreement and this Fifth Amendment, in which event the $250,000
Earnest Money Deposit and any interest thereon shall forthwith be returned to
Purchaser, and all other funds and documents theretofore delivered hereunder or
deposited in escrow by either party shall be forthwith returned to such party.

     3.   COUNTERPARTS; FACSIMILE SIGNATURES. This Fifth Amendment may be
executed (a) in any number of counterparts, each of which shall be an original,
and each such counterpart shall constitute but one and the same agreement and
(b) by facsimile which shall be considered and constitute an original, executed
and delivered agreement.

     4.   MISCELLANEOUS. Except to the extent amended and modified herein, the
Agreement is hereby ratified and confirmed and shall remain in full force and
effect as originally written. This Fifth Amendment shall be deemed to be a part
of the Agreement.

                         [SIGNATURES ON FOLLOWING PAGE]

                                        2
<Page>

         IN WITNESS WHEREOF, Seller, Purchaser and Escrow Agent have hereunto
set their hands and seals as of the day and year first above written.

                                    PURCHASER:

                                    INLAND REAL ESTATE ACQUISITIONS,
                                    INC., an Illinois corporation

                                    By:      /s/ Lou Quilici
                                       -------------------------------------
                                         Name:     Lou Quilici
                                              ------------------------------
                                         Its:      SRVP
                                             -------------------------------

                                    SELLER:

                                    UNITED REALTY COMPANIES LLC

                                    By:      /s/ Peter J. Bonastia
                                       -------------------------------------
                                         Name:      Peter J. Bonastia
                                              ------------------------------
                                         Its:       Managing Member
                                             -------------------------------

                                    ESCROW AGENT:

                                    CHICAGO TITLE AND TRUST COMPANY

                                    By:
                                       -------------------------------------
                                         Name:
                                              ------------------------------
                                         Its:
                                             -------------------------------

<Page>

                                    EXHIBIT A

                                 [SEE ATTACHED]

<Page>

                               FOURTH AMENDMENT TO
                 LETTER AGREEMENT AND ESCROW TRUST INSTRUCTIONS

     THIS FOURTH AMENDMENT TO LETTER AGREEMENT AND ESCROW TRUST INSTRUCTIONS
(this "Fourth Amendment") is made and entered into as of the 6th day of January,
2004, by and among UNITED REALTY COMPANIES LLC ("Seller"), INLAND REAL ESTATE
ACQUISITIONS, INC. ("Purchaser"), and CHICAGO TITLE AND TRUST COMPANY ("Escrow
Agent").

                                    RECITALS:

     A.   Seller and Purchaser previously entered into that certain Letter
Agreement dated as of November 13, 2003 (the "Letter Agreement"), with respect
to certain real property and all improvements thereon located at 7860
Quarterfield Road, Severn, Maryland, and commonly known as Metro Square Center.

     B.   Seller, Purchaser and Escrow Agent previously entered into those
certain Modified Joint Order Escrow Trust Instructions (Escrow Trust No.
23188484) dated as of November 25, 2003 (the "Escrow Instructions"), with
respect to the deposit and disbursement of the Earnest Money Deposit (as defined
in the Escrow Instructions) under the Letter Agreement.

     C.   The Letter Agreement and the Escrow Instructions were amended pursuant
to that certain First Amendment to Letter Agreement and Escrow Trust
Instructions dated as of December 15, 2003 (the "First Amendment"), that certain
Second Amendment to Letter Agreement and Escrow Trust Instructions dated as of
December 22, 2003 (the "Second Amendment"), and that certain Third Amendment to
Letter Agreement and Escrow Trust Instructions dated as of December 29, 2003
(the "Third Amendment").

     D.   Seller, Purchaser and Escrow Agent desire to further amend the Letter
Agreement, the Escrow Instructions, the First Amendment, the Second Amendment
and the Third Amendment as more particularly set forth herein.

     NOW, THEREFORE, for and in consideration of the mutual covenants and
promises herein contained, and other good and valuable consideration, Seller,
Purchaser and Escrow Agent hereby amend the Letter Agreement, the Escrow Trust
Instructions, the First Amendment, the Second Amendment and the Third Amendment
and hereby agree as follows:

     1.   INCORPORATION OF RECITALS; DEFINED TERMS. The foregoing Recitals are,
by this reference, incorporated into the text of this Fourth Amendment as if
fully set forth herein. Initially capitalized terms used but not defined in this
Fourth Amendment, but defined in the Letter Agreement, the Escrow Instructions,
the First Amendment, the Second Amendment or the Third Amendment, shall have the
meanings given to them in the Letter Agreement, the Escrow Instructions, the
First Amendment, the Second Amendment or the Third Amendment, as the case may
be.

     2.   DUE DILIGENCE; CLOSING. The Section of the Escrow Instructions
entitled "Delivery of Deposits", as amended by the First Amendment, the Second
Amendment and the Third Amendment, is hereby further amended by (a) deleting
"January 6, 2004" in the third line thereof and inserting "January 9, 2004" in
lieu thereof, and (b) deleting "January 13, 2004" in the ninth line thereof and
inserting "January 16, 2004" in lieu thereof. Notwithstanding anything contained
in the Letter Agreement, the Escrow Instructions, the First Amendment, the
Second Amendment or the Third Amendment to the contrary, Seller and Purchaser
acknowledge and

<Page>

agree that Purchaser's so-called due diligence period shall expire on January 9,
2004, and closing under the Letter Agreement and the Escrow Instructions shall
occur on January 16, 2004.

     3.   COUNTERPARTS; FACSIMILE SIGNATURES. This Fourth Amendment may be
executed (a) in any number of counterparts, each of which shall be an original,
and each such counterpart shall constitute but one and the same agreement and
(b) by facsimile which shall be considered and constitute an original, executed
and delivered agreement.

     4.   MISCELLANEOUS. Except to the extent amended and modified herein, the
Letter Agreement, the Escrow Instructions, the First Amendment, the Second
Amendment and the Third Amendment are hereby ratified and confirmed and shall
remain in full force and effect as originally written. This Fourth Amendment
shall be deemed to be a part of the Letter Agreement and the Escrow
Instructions.

     IN WITNESS WHEREOF, Seller, Purchaser and Escrow Agent have hereunto set
their hands and seals as of the day and year first above written.

                                    PURCHASER:

                                    INLAND REAL ESTATE ACQUISITIONS,
                                    INC., an Illinois corporation

                                    By:   /s/ Karen M. Kautz
                                       -------------------------------------
                                         Name:   Karen M. Kautz
                                              ------------------------------
                                         Its:    Vice President
                                             -------------------------------

                                    SELLER:

                                    UNITED REALTY COMPANIES LLC

                                    By:      /s/ Peter J. Bonastia
                                       -------------------------------------
                                         Name:      Peter J. Bonastia
                                              ------------------------------
                                         Its:       Managing Member
                                             -------------------------------

                                    ESCROW AGENT:

                                    CHICAGO TITLE AND TRUST COMPANY

                                    By:
                                       -------------------------------------
                                         Name:
                                              ------------------------------
                                         Its:
                                             -------------------------------

                                        2
<Page>

                               THIRD AMENDMENT TO
                 LETTER AGREEMENT AND ESCROW TRUST INSTRUCTIONS

     THIS THIRD AMENDMENT TO LETTER AGREEMENT AND ESCROW TRUST INSTRUCTIONS
(this "Third Amendment") is made and entered into as of the 29th day of
December, 2003, by and among UNITED REALTY COMPANIES LLC ("Seller"), INLAND REAL
ESTATE ACQUISITIONS, INC. ("Purchaser"), and CHICAGO TITLE AND TRUST COMPANY
("Escrow Agent").

                                    RECITALS:

     A.   Seller and Purchaser previously entered into that certain Letter
Agreement dated as of November 13, 2003 (the "Letter Agreement"), with respect
to certain real property and all improvements thereon located at 7860
Quarterfield Road, Severn, Maryland, and commonly known as Metro Square Center.

     B.   Seller, Purchaser and Escrow Agent previously entered into those
certain Modified Joint Order Escrow Trust Instructions (Escrow Trust No.
23188484) dated as of November 25, 2003 (the "Escrow Instructions"), with
respect to the deposit and disbursement of the Earnest Money Deposit (as defined
in the Escrow Instructions) under the Letter Agreement.

     C.   The Letter Agreement and the Escrow Instructions were amended pursuant
to that certain First Amendment to Letter Agreement and Escrow Trust
Instructions dated as of December 15, 2003 (the "First Amendment"), and that
certain Second Amendment to Letter Agreement and Escrow Trust Instructions dated
as of December 22, 2003 (the "Second Amendment").

     D.   Seller, Purchaser and Escrow Agent desire to further amend the Letter
Agreement, the Escrow Instructions, the First Amendment and the Second Amendment
as more particularly set forth herein.

     NOW, THEREFORE, for and in consideration of the mutual covenants and
promises herein contained, and other good and valuable consideration, Seller,
Purchaser and Escrow Agent hereby amend the Letter Agreement, the Escrow Trust
Instructions, the First Amendment and the Second Amendment and hereby agree as
follows:

     1.   INCORPORATION OF RECITALS; DEFINED TERMS. The foregoing Recitals are,
by this reference, incorporated into the text of this Third Amendment as if
fully set forth herein. Initially capitalized terms used but not defined in this
Third Amendment, but defined in the Letter Agreement, the Escrow Instructions,
the First Amendment or the Second Amendment, shall have the meanings given to
them in the Letter Agreement, the Escrow Instructions, the First Amendment or
the Second Amendment, as the case may be.

     2.   DUE DILIGENCE; CLOSING. The Section of the Escrow Instructions
entitled "Delivery of Deposits", as amended by the First Amendment and the
Second Amendment, is hereby further amended by (a) deleting "December 29, 2003"
in the third line thereof and inserting "January 6, 2004" in lieu thereof, and
(b) deleting "January 5, 2004" in the ninth line thereof and inserting "January
13, 2004" in lieu thereof. Notwithstanding anything contained in the Letter
Agreement, the Escrow Instructions, the First Amendment or the Second Amendment
to the contrary, Seller and Purchaser acknowledge and agree that Purchaser's
so-called due diligence period shall expire on January 6, 2004, and closing
under the Letter Agreement and the Escrow Instructions shall occur on
January 13, 2004.

<Page>

     3.   COUNTERPARTS; FACSIMILE SIGNATURES. This Third Amendment may be
executed (a) in any number of counterparts, each of which shall be an original,
and each such counterpart shall constitute but one and the same agreement and
(b) by facsimile which shall be considered and constitute an original, executed
and delivered agreement.

     4.   MISCELLANEOUS. Except to the extent amended and modified herein, the
Letter Agreement, the Escrow Instructions, the First Amendment and the Second
Amendment are hereby ratified and confirmed and shall remain in full force and
effect as originally written. This Third Amendment shall be deemed to be a part
of the Letter Agreement and the Escrow Instructions.

     IN WITNESS WHEREOF, Seller, Purchaser and Escrow Agent have hereunto set
their hands and seals as of the day and year first above written.

                                    PURCHASER:

                                    INLAND REAL ESTATE ACQUISITIONS,
                                    INC., an Illinois corporation

                                    By:
                                       -------------------------------------
                                         Name:
                                              ------------------------------
                                         Its:
                                             -------------------------------

                                    SELLER:

                                    UNITED REALTY COMPANIES LLC

                                    By:      /s/ Peter J. Bonastia
                                       -------------------------------------
                                         Name:      Peter J. Bonastia
                                              ------------------------------
                                         Its:       Managing Member
                                             -------------------------------

                                    ESCROW AGENT:

                                    CHICAGO TITLE AND TRUST COMPANY

                                    By:
                                       -------------------------------------
                                         Name:
                                              ------------------------------
                                         Its:
                                             -------------------------------

<Page>

                               SECOND AMENDMENT TO
                 LETTER AGREEMENT AND ESCROW TRUST INSTRUCTIONS

     THIS SECOND AMENDMENT TO LETTER AGREEMENT AND ESCROW TRUST INSTRUCTIONS
(this "Second Amendment") is made and entered into as of the 22nd day of
December, 2003, by and among UNITED REALTY COMPANIES LLC ("Seller"), INLAND REAL
ESTATE ACQUISITIONS, INC. ("Purchaser"), and CHICAGO TITLE AND TRUST COMPANY
("Escrow Agent").

                                    RECITALS:

     A.   Seller and Purchaser previously entered into that certain Letter
Agreement dated as of November 13, 2003 (the "Letter Agreement"), with respect
to certain real property and all improvements thereon located at 7860
Quarterfield Road, Severn, Maryland, and commonly known as Metro Square Center.

     B.   Seller, Purchaser and Escrow Agent previously entered into those
certain Modified Joint Order Escrow Trust Instructions (Escrow Trust No.
23188484) dated as of November 25, 2003 (the "Escrow Instructions"), with
respect to the deposit and disbursement of the Earnest Money Deposit (as defined
in the Escrow Instructions) under the Letter Agreement.

     C.   The Letter Agreement and the Escrow Instructions were amended pursuant
to that certain First Amendment to Letter Agreement and Escrow Trust
Instructions dated as of December 15, 2003 (the "First Amendment").

     D.   Seller, Purchaser and Escrow Agent desire to further amend the Letter
Agreement, the Escrow Instructions and the First Amendment as more particularly
set forth herein.

     NOW, THEREFORE, for and in consideration of the mutual covenants and
promises herein contained, and other good and valuable consideration, Seller,
Purchaser and Escrow Agent hereby amend the Letter Agreement, the Escrow Trust
Instructions and the First Amendment and hereby agree as follows:

     1.   INCORPORATION OF RECITALS; DEFINED TERMS. The foregoing Recitals are,
by this reference, incorporated into the text of this Second Amendment as if
fully set forth herein. Initially capitalized terms used but not defined in this
Second Amendment, but defined in the Letter Agreement, the Escrow Instructions
or the First Amendment, shall have the meanings given to them in the Letter
Agreement, the Escrow Instructions or the First Amendment, as the case may be.

     2.   DUE DILIGENCE; CLOSING. The Section of the Escrow Instructions
entitled "Delivery of Deposits", as amended by the First Amendment, is hereby
further amended by (a) deleting "December 22, 2003" in the third line thereof
and inserting "December 29, 2003" in lieu thereof, and (b) deleting "December
29, 2003" in the ninth line thereof and inserting "January 5, 2004" in lieu
thereof. Notwithstanding anything contained in the Letter Agreement, the Escrow
Instructions or the First Amendment to the contrary, Seller and Purchaser
acknowledge and agree that Purchaser's so-called due diligence period shall
expire on December 29, 2003, and closing under the Letter Agreement and the
Escrow Instructions shall occur on January 5, 2004.

     3.   COUNTERPARTS; FACSIMILE SIGNATURES. This Second Amendment may be
executed (a) in any number of counterparts, each of which shall be an original,
and each such

<Page>

counterpart shall constitute but one and the same agreement and (b) by facsimile
which shall be considered and constitute an original, executed and delivered
agreement.

     4.   MISCELLANEOUS. Except to the extent amended and modified herein, the
Letter Agreement, the Escrow Instructions and the First Amendment are hereby
ratified and confirmed and shall remain in full force and effect as originally
written. This Second Amendment shall be deemed to be a part of the Letter
Agreement and the Escrow Instructions.

     IN WITNESS WHEREOF, Seller, Purchaser and Escrow Agent have hereunto set
their hands and seals as of the day and year first above written.

                                    PURCHASER:

                                    INLAND REAL ESTATE ACQUISITIONS,
                                    INC., an Illinois corporation

                                    By:    /s/ Lou Quilici
                                       -------------------------------------
                                         Lou Quilici
                                         Senior Vice President

                                    SELLER:

                                    UNITED REALTY COMPANIES LLC

                                    By:      /s/ Peter J. Bonastia
                                       -------------------------------------
                                         Name:      Peter J. Bonastia
                                              ------------------------------
                                         Its:       Managing Member
                                             -------------------------------

                                    ESCROW AGENT:

                                    CHICAGO TITLE AND TRUST COMPANY

                                    By:
                                       -------------------------------------
                                         Name:
                                              ------------------------------
                                         Its:
                                             -------------------------------

<Page>

                               FIRST AMENDMENT TO
                 LETTER AGREEMENT AND ESCROW TRUST INSTRUCTIONS

     THIS FIRST AMENDMENT TO LETTER AGREEMENT AND ESCROW TRUST INSTRUCTIONS
(this "First Amendment") is made and entered into as of the 15th day of
December, 2003, by and among UNITED REALTY COMPANIES LLC ("Seller"), INLAND REAL
ESTATE ACQUISITIONS, INC. ("Purchaser"), and CHICAGO TITLE AND TRUST COMPANY
("Escrow Agent").

                                    RECITALS:

     A.   Seller and Purchaser previously entered into that certain Letter
Agreement dated as of November 13, 2003 (the "Letter Agreement"), with respect
to certain real property and all improvements thereon located at 7858
Quarterfield Road, Severn, Maryland, and commonly known as Metro Square Center.

     B.   Seller, Purchaser and Escrow Agent previously entered into those
certain Modified Joint Order Escrow Trust Instructions (Escrow Trust No.
23188484) dated as of November 25, 2003 (the "Escrow Instructions"), with
respect to the deposit and disbursement of the Earnest Money Deposit (as defined
in the Escrow Instructions) under the Letter Agreement.

     C.   Seller, Purchaser and Escrow Agent desire to amend the Letter
Agreement and the Escrow Instructions as more particularly set forth herein.

     NOW, THEREFORE, for and in consideration of the mutual covenants and
promises herein contained, and other good and valuable consideration, Seller,
Purchaser and Escrow Agent hereby amend the Letter Agreement and the Escrow
Trust Instructions and agree as follows:

     1.   INCORPORATION OF RECITALS; DEFINED TERMS. The foregoing Recitals are,
by this reference, incorporated into the text of this First Amendment as if
fully set forth herein. Initially capitalized terms used but not defined in this
First Amendment, but defined in the Letter Agreement, or the Escrow
Instructions, shall have the meanings given to them in the Letter Agreement or
the Escrow Instructions, as the case may be.

     2.   DUE DILIGENCE; CLOSING. The Section of the Escrow Instructions
entitled "Delivery of Deposits" is hereby amended by (a) deleting "December 15,
2003" in the third line thereof and inserting "December 22, 2003" in lieu
thereof, and(b) deleting "December 22, 2003" in the ninth line thereof and
inserting "December 29, 2003" in lieu thereof. Notwithstanding anything
contained in the Letter Agreement to the contrary, Seller and Purchaser
acknowledge and agree that Purchaser's so-called due diligence period shall
expire on December 22, 2003, closing under the Letter Agreement and the Escrow
Instructions shall occur on December 29, 2003.

     3.   COUNTERPARTS; FACSIMILE SIGNATURES. This First Amendment may be
executed (a) in any number of counterparts, each of which shall be an original,
and each such counterpart shall constitute but one and the same agreement and
(b) by facsimile which shall be considered and constitute an original, executed
and delivered agreement.

     4.   MISCELLANEOUS. Except to the extent amended and modified herein, the
Letter Agreement and the Escrow Instructions are hereby ratified and confirmed
and shall remain in full

<Page>

force and effect as originally written. This First Amendment shall be deemed to
be a part of the Letter Agreement and the Escrow Instructions.

     IN WITNESS WHEREOF, Seller, Purchaser and Escrow Agent have hereunto set
their hands and seals as of the day and year first above written.

                                    PURCHASER:

                                    INLAND REAL ESTATE ACQUISITIONS,
                                    INC., an Illinois corporation

                                    By:    /s/ Lou Quilici
                                       -------------------------------------
                                         Lou Quilici
                                         Senior Vice President

                                    SELLER:

                                    UNITED REALTY COMPANIES LLC

                                    By:      /s/ Peter J. Bonastia
                                       -------------------------------------
                                         Name:      Peter J. Bonastia
                                              ------------------------------
                                         Its:       Managing Member
                                             -------------------------------

                                    ESCROW AGENT:

                                    CHICAGO TITLE AND TRUST COMPANY

                                    By:
                                       -------------------------------------
                                         Name:
                                              ------------------------------
                                         Its:
                                             -------------------------------

                                        2
<Page>

force and effect as originally written. This First Amendment shall be deemed to
be a part of the Letter Agreement and the Escrow Instructions.

     IN WITNESS WHEREOF, Seller, Purchaser and Escrow Agent have hereunto set
their hands and seals as of the day and year first above written.

                                    PURCHASER:

                                    INLAND REAL ESTATE ACQUISITIONS,
                                    INC., an Illinois corporation

                                    By:
                                       -------------------------------------
                                         Lou Quilici
                                         Senior Vice President

                                    SELLER:

                                    UNITED REALTY COMPANIES LLC

                                    By:
                                       -------------------------------------
                                         Name:
                                              ------------------------------
                                         Its:
                                             -------------------------------

                                    ESCROW AGENT:

                                    CHICAGO TITLE AND TRUST COMPANY

                                    By: /s/ [ILLEGIBLE]
                                       -------------------------------------
                                         Name:   [ILLEGIBLE]
                                              ------------------------------
                                         Its:  Escrow Assistant
                                             -------------------------------

                                        2
<Page>

[INLAND(R) LOGO]

2901 Butterfield Road
Oak Brook, IL 80523
Phone: (630) 218-4948 Fax: 4935
www.inlandgroup.com

                                             November 11, 2003

Seller or Beneficiary of the Titleholding Trust
or Holder of the Power of Direction
c/o J. H. Winokur, Inc. (Broker)
Attn: Paul Ellenbogen
501 Washington Ave.
Pleasantville, NY 10570

       Re:  SUPERVALU S/C
            SEVERN, MD

Dear Mr. Ellenbogen:

     This letter represents this corporation's offer to purchase the Supervalu
Shopping Center with 61,817 net rentable square feet, situated on approximately
________ acres of land, located at 7858 Quarterfield, Severn, MD.

     The above property shall include all the land and buildings and common
facilities, as well as all personalty within the buildings and common areas,
supplies, landscaping equipment, and any other items presently used on the site
and belonging to owner, and all intangible rights relating to the property.

     This corporation or its nominee will consummate this transaction on the
following basis:

     1.   The total purchase price shall be $10,972,049.00 all cash, plus or
          minus prorations, WITH NO MORTGAGE CONTINGENCIES, to be paid at
          CLOSING 30 DAYS following the acceptance of this agreement (see
          Paragraph 10).

          Purchaser shall allocate the land, building and depreciable
          improvements prior to closing.

     2.   Seller represents and warrants (TO THE BEST OF THE SELLER'S
          KNOWLEDGE), that the above referenced property is leased to the
          tenants described on Exhibit A on triple net leases covering the
          building and all of the land, parking areas, reciprocal easements and
          REA/OEA agreements (if any), for the entire terms and option periods.
          Any concessions given to any tenants that extend beyond the closing
          day shall be settled at closing by Seller giving a full cash credit to
          Purchaser for any and all of those concessions.

     3.   Seller warrants and represents (TO THE BEST OF THE SELLER'S
          KNOWLEDGE), that the property is free of violations, and the interior
          and exterior structures are in a good state of repair, free of leaks,
          structural problems, and mold, and the property is in full compliance
          with Federal, State, City and County ordinances, environmental laws
          and concerns, and no one has a lease that exceeds the lease term
          stated in said leases, nor does anyone have an option or right of
          first refusal to purchase or extend, nor is there any contemplated
          condemnation of any part of the property, nor are there any current or
          contemplated assessments.

     4.   Seller warrants and represents (TO THE BEST OF THE SELLER'S
          KNOWLEDGE), that during the term of the leases the tenants and
          guarantors are responsible for and pay all operating expenses relating
          to the property on a prorata basis, including but not limited to, real
          estate taxes, REA/OEA agreements, utilities, insurance, all common
          area maintenance, parking lot and the building, etc.

<Page>

November 11, 2003

          Prior to closing, Seller shall not enter into or extend any agreements
          without Purchaser's approval and any contract presently in existence
          not accepted by Purchaser shall be terminated by Seller. Any work
          presently in progress on the property shall be completed by Seller
          prior to closing or, at Purchaser's option, Seller may credit
          Purchaser in cash with an amount required to finish said work.

     5.   Ten (10) days prior to closing Seller shall furnish Purchaser
          with estoppel letters acceptable to Purchaser from all tenants,
          guarantors, and parties to reciprocal and/or operating easement
          agreements, if applicable.

     6.   Seller is responsible for payment of any LEASING BROKERAGE
          FEES or commissions which are due any leasing brokers for the existing
          leases stated above or for the renewal of same.

     7.   This offer is subject to Seller supplying to Purchaser prior
          to closing a certificate of insurance from the tenants and guarantors
          in the form and coverage acceptable to Purchaser for the closing.

     8.   Seller shall supply to Purchaser 10 days prior to closing, and
          Seller shall pay for at closing, a certificate which must be
          acceptable to Purchaser from a certified hygienist for environmental
          concerns that there is no asbestos, PCBs, or hazardous substance in
          the buildings and on the property; in other words, a Level 1
          environmental audit (and Level 2 audit, if required).

     9.   The above sale of the real estate shall be consummated by
          conveyance of a full warranty deed from Seller to Purchaser's
          designee, with the Seller paying any city, state, or county transfer
          taxes for the closing, and Seller agrees to cooperate with Purchaser's
          lender, if any, and the money lender's escrow.

     10.  The closing shall occur through Chicago Title & Trust Company, in
          Chicago, Illinois with Nancy Castro as Escrowee, 30 days following
          acceptance of this agreement, at which time title to the above
          property shall be marketable; i.e., free and clear of all liens,
          encroachments and encumbrances and an ALTA form B owner's title policy
          with complete extended coverage and required endorsements, waiving off
          all construction, including 3.1 zoning including parking and loading
          docks, and insuring all improvements as legally conforming uses and
          not as non-conforming or conditional uses, paid by Seller, shall be
          issued, with all warranties and representations being true now and at
          closing and surviving the closing, and each party shall be paid in
          cash their respective credits, including, but not limited to, security
          deposits, rent and expenses, with a proration of real estate taxes
          based (at Purchaser's option) on the greater of 110% of the most
          recent bill or latest assessment, or the estimated assessments for
          2002 and 2003 using the Assessor's formula for these sales
          transactions, with a later reproration of taxes when the actual bills
          are received. At closing, no credit will be given to Sellers for any
          past due, unpaid or delinquent rents.

     12.  Neither Seller (Landlord) or any tenant and guarantor shall be in
          default on any lease or agreement at closing, nor is there any
          threatened or pending litigation.

     13.  Seller warrants and represents that he has paid all unemployment
          taxes to date.

     14.  Prior to closing, Seller shall furnish to Purchaser copies of all
          guarantees and warranties which Seller received from any and all
          contractors and sub-contractors pertaining to the property. This offer
          is subject to Purchaser's satisfaction that all guarantees and
          warranties survive the closing and are assignable and transferable to
          any titleholder now and in the future.

<Page>

November 11, 2003

     15.  This offer is subject to the property being 100% occupied at
          the time of closing, with all tenants occupying their space, open for
          business, and paying full rent, including CAM, tax and insurance
          current, as shown on Exhibit A attached.

     16.  Seller shall be responsible for payment of a real estate brokerage
          commission, as per their agreement, to J. H. Winokur, Inc. Said
          commission shall be paid through the closing.

     17.  Fifteen (15) days prior to closing, Seller must provide the title as
          stated above and a current Urban ALTA/ACSM spotted survey in
          accordance with the minimum standard detail requirements for ALTA/ACSM
          Land Title surveys jointly established and adopted by ALTA and ACSM in
          1999 and includes all Table A optional survey responsibilities and
          acceptable to Purchaser and the title company.

     18.  Seller agrees that prior to closing it shall put all vacant spaces
          into rentable condition and ready for a new tenant to occupy
          immediately in accordance with all applicable laws, codes, etc.,
          including all requirements for a certificate of occupancy for said
          space.

     19.  Seller agrees to immediately make available and disclose all
          information that Purchaser needs to evaluate the above property,
          including all inducements, abatements, concessions or cash payments
          given to tenants, and for CAM, copies of the bills. Seller agrees to
          cooperate fully with Purchaser and Purchaser's representatives to
          facilitate Purchaser's evaluations and reports, including at least a
          one-year audit of the books and records of the property.

     This offer is, of course, predicated upon the Purchaser's review and
written approval of the existing leases, new leases, lease modifications (if
any), all tenant correspondence, REA/OEA agreements, tenants' and guarantors'
financial statements, sales figures, representations of income and expenses made
by Seller, site inspection, environmental, appraisal, etc., and at least one
year of audited operating statements on said property is required that qualify,
comply with and can be used in a public offering.

     If this offer is acceptable, please HAVE THE SELLER sign the original of
this letter and initial each page, keeping copies for your files and returning
the original to me by NOVEMBER 17, 2003.

                                           Sincerely,

ACCEPTED:                                  INLAND REAL ESTATE ACQUISITIONS, INC.
                                           or nominee

By:         /s/ Peter J. Bonastia
      -----------------------------------
       Peter J. Bonastia, Managing Member    /s/ Lou Quilici
Date:  November 13, 2003                   ---------------------------------
                                           Lou Quilici
                                           Senior Vice President

                                           /s/ G. Joseph Cosenza
                                           G. Joseph Cosenza
                                           Vice Chairman

Subject to revisions contained in accompanying letter.

<Page>

                                   "EXHIBIT A"

<Table>
<Caption>
                                                                          LEASE          LEASE
                                            ANNUAL          RENT       COMMENCEMENT    EXPIRATION    SALES   MONTHLY
         TENANTS                  S.F.     BASE RENT    PER SQ. FOOT       DATE           DATE        PSF     RENT
--------------------------------------------------------------------------------------------------------------------
<S>                              <C>       <C>            <C>          <C>            <C>            <C>        <C>
SHOPPERS SUPERVALUER FOOD
  WAREHOUSE**                    58,217    815,038.00     $  14.00     September-99   September-19              0.00

AZZ CLEANERS                      2,400     55,073.00     $  22.95     November-00    December-07               0.00

GREAT CLIPS                       1,200     27,537.00     $  22.95       July-00      December-05               0.00

                                                 0.00      #DIV/0!                                              0.00

**GUARANTOR IS SUPERVALU                         0.00      #DIV/0!                                              0.00

                                                 0.00      #DIV/0!                                              0.00

                                                 0.00      #DIV/0!                                              0.00

                                                 0.00      #DIV/0!                                              0.00

                                                 0.00      #DIV/0!                                              0.00

                                                 0.00      #DIV/0!                                              0.00

                                                 0.00      #DIV/0!                                              0.00

TOTALS                           61,817    897,648.00
--------------------------------------------------------
</Table>

POPULATION 3 MILE 66,779

AVERAGE HH INCOME $66,243

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00061-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00061-of-00352.parquet"}]]