Document:

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                                                                  Exhibit 10.291

                                                               Loan No. 10024997

                                 PROMISSORY NOTE

$5,365,200.00
                                                                  August 9, 2004

     FOR VALUE RECEIVED, INLAND WESTERN NORTH RICHLAND HILLS DAVIS LIMITED
PARTNERSHIP, an Illinois limited partnership, having its principal place of
business at 2901 Butterfield Road, Oak Brook, Illinois 60523, as maker hereunder
(referred to herein as "BORROWER"), hereby unconditionally promises to pay to
the order of KEYBANK NATIONAL ASSOCIATION, a national banking association, its
successors and assigns, having an address at 911 Main Street, Suite 1500, Kansas
City, Missouri 64105 ("LENDER"), or at such other place as the holder hereof may
from time to time designate in writing, the principal sum of FIVE MILLION THREE
HUNDRED SIXTY-FIVE THOUSAND TWO HUNDRED AND NO/100 DOLLARS ($5,365,200.00), in
lawful money of the United States of America with interest thereon to be
computed from the date of this Note at the Interest Rate, and to be paid in
accordance with the terms of this Note and that certain Loan Agreement, dated as
of the date hereof, between Borrower and Lender (the "LOAN AGREEMENT"). All
capitalized terms not defined herein shall have the respective meanings set
forth in the Loan Agreement.

                                    ARTICLE 1
                                  PAYMENT TERMS
     Borrower agrees to pay interest on the unpaid principal sum of this Note
from time to time outstanding at the rates and at the times specified in the
Loan Agreement and the outstanding balance of the principal sum of this Note and
all accrued and unpaid interest thereon shall be due and payable on the Maturity
Date. This Note shall be the "Note" as defined in the Loan Agreement.

                                    ARTICLE 2
                            DEFAULT AND ACCELERATION
     The Debt shall without notice become immediately due and payable at the
option of Lender if any payment required in this Note is not paid on or prior to
the date when due or if not paid on the Maturity Date or on the happening of any
other Event of Default.

                                    ARTICLE 3
                                 LOAN DOCUMENTS
     This Note is secured by the Mortgage and the other Loan Documents. All of
the terms, covenants and conditions contained in the Loan Agreement, the
Mortgage and the other Loan Documents are hereby made part of this Note to the
same extent and with the same force as if they were fully set forth herein. In
the event of a conflict or inconsistency between the terms of this Note and the
Loan Agreement, the terms and provisions of the Loan Agreement shall govern.

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                                    ARTICLE 4
                                 SAVINGS CLAUSE
     It is expressly stipulated and agreed to be the intent of Borrower and
Lender at all times to comply strictly with the applicable Texas law, or federal
law (if applicable), governing the maximum rate or amount of interest payable on
the indebtedness evidenced by this Note and the Loan Documents. All agreements
in this Note and all other Loan Documents, whether now existing or hereafter
arising and whether written or oral are expressly limited so that in no
contingency or event whatsoever, whether by reason of acceleration of maturity
of the indebtedness evidenced hereby, prepayment, or otherwise, shall the amount
agreed to be paid hereunder for the use, forbearance, or detention of money
exceed the highest lawful rate permitted under applicable usury laws (the
"MAXIMUM AMOUNT"). To the extent Chapter 303 of the Texas Finance Code, and its
successor statutes and amendments, as then in effect (collectively, the
"STATUTE"), are applicable, the "weekly ceiling" specified in the Statute, as
selected by Lender, is the applicable ceiling. Lender may, in accordance with
and to the extent permitted by applicable law, at its option and from time to
time revise its election of the applicable "rate ceiling" as to current and
future balances outstanding, and may use the "quarterly ceiling" or the "monthly
ceiling" from time to time in effect, as such terms are defined in the Statute,
or any other legally available "ceilings" as the Maximum Amount under Texas or
other applicable law. If the Maximum Amount as determined under any applicable
federal law shall at any time exceed the maximum rate of interest as determined
under applicable Texas law, then to the extent permitted by law, the applicable
federal rate shall be deemed controlling for purposes of determining the Maximum
Amount during such period of time. In no event shall the provisions of Chapter
346 of the Texas Finance Code (which regulate certain revolving credit loan
accounts and revolving triparty accounts) apply to the indebtedness evidenced
hereby. This Section 4 will control all agreements between Borrower and Lender.
If, from any circumstance whatsoever (including without limitation, the receipt
of any late charge or similar amount), fulfillment of any provision of this Note
or any other Loan Document at the time performance of such provision shall be
due shall involve exceeding any usury limit prescribed by law that a court of
competent jurisdiction may deem applicable hereto, then, IPSO FACTO, the
obligations to be fulfilled shall be reduced to allow compliance with such
limit, and if, from any circumstance whatsoever, Lender shall ever receive
anything of value deemed interest in an amount that would exceed the highest
lawful rate, the receipt of such excess shall be deemed a mistake and shall be
canceled automatically or, if theretofore paid, such excess shall be credited
against the principal amount of the indebtedness evidenced hereby to which the
same may lawfully be credited, and any portion of such excess not capable of
being so credited shall be refunded immediately to Borrower. Borrower hereby
agrees that, as a condition precedent to any claim seeking usury penalties
against Lender, Borrower will provide written notice to Lender, advising Lender
in reasonable detail of the nature and amount of the violation, and Lender shall
have sixty (60) days after receipt of such notice in which to correct such usury
violation, if any, by either refunding such excess interest to Borrower or
crediting such excess interest against this Note and/or the indebtedness
evidenced hereby or in the Loan Documents then owing by Borrower to Lender. All
interest contracted for, charged, taken, reserved, paid or agreed to be paid to
Lender shall, to the extent permitted by applicable law, be amortized, prorated,
allocated and spread throughout the full term of this Note, including any
extensions and renewals hereof until payment in full of the principal balance of
this Note so that the interest thereon for such full term will not exceed at any
time the Maximum Amount.

                                        2
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                                    ARTICLE 5
                                 NO ORAL CHANGE
     This Note may not be modified, amended, waived, extended, changed,
discharged or terminated orally or by any act or failure to act on the part of
Borrower or Lender, but only by an agreement in writing signed by the party
against whom enforcement of any modification, amendment, waiver, extension,
change, discharge or termination is sought.

                                    ARTICLE 6
                                     WAIVERS
     Borrower and all others who may become liable for the payment of all or any
part of the Debt do hereby severally waive presentment and demand for payment,
notice of dishonor, notice of intention to accelerate, notice of acceleration,
protest and notice of protest and non-payment and all other notices of any kind.
No release of any security for the Debt or extension of time for payment of this
Note or any installment hereof, and no alteration, amendment or waiver of any
provision of this Note, the Loan Agreement or the other Loan Documents made by
agreement between Lender or any other Person shall release, modify, amend,
waive, extend, change, discharge, terminate or affect the liability of Borrower,
and any other Person who may become liable for the payment of all or any part of
the Debt, under this Note, the Loan Agreement or the other Loan Documents. No
notice to or demand on Borrower shall be deemed to be a waiver of the obligation
of Borrower or of the right of Lender to take further action without further
notice or demand as provided for in this Note, the Loan Agreement or the other
Loan Documents. If Borrower is a partnership, the agreements herein contained
shall remain in force and applicable, notwithstanding any changes in the
individuals comprising the partnership, and the term "Borrower," as used herein,
shall include any alternate or successor partnership, but any predecessor
partnership and their partners shall not thereby be released from any liability.
If Borrower is a limited liability company, the agreements herein contained
shall remain in force and applicable, notwithstanding any changes in the members
comprising the company, and the term "Borrower," as used herein, shall include
any alternate or successor company, but any predecessor company and its members
shall not thereby be released from any liability. If Borrower is a corporation,
the agreements contained herein shall remain in full force and applicable
notwithstanding any changes in the shareholders comprising, or the officers and
directors relating to, the corporation, and the term "Borrower" as used herein,
shall include any alternative or successor corporation, but any predecessor
corporation shall not be relieved of liability hereunder. (Nothing in the
foregoing sentence shall be construed as a consent to, or a waiver of, any
prohibition or restriction on transfers of interests in such entity which may be
set forth in the Loan Agreement, the Mortgage or any other Loan Document.)

                                    ARTICLE 7
                                    TRANSFER
     Upon the transfer of this Note, Borrower hereby waiving notice of any such
transfer except as provided in the Loan Agreement, Lender may deliver all the
collateral mortgaged, granted, pledged or assigned pursuant to the Loan
Documents, or any part thereof, to the transferee who shall thereupon become
vested with all the rights herein or under applicable law given to Lender with
respect thereto, and Lender shall from that date forward forever be relieved

                                        3
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and fully discharged from any liability or responsibility in the matter; but
Lender shall retain all rights hereby given to it with respect to any
liabilities and the collateral not so transferred.

                                    ARTICLE 8
                                   EXCULPATION
     The provisions of Section 9.4 of the Loan Agreement are hereby incorporated
by reference into this Note to the same extent and with the same force as if
fully set forth herein.

                                    ARTICLE 9
                                  GOVERNING LAW
     THIS NOTE SHALL BE DEEMED TO BE A CONTRACT ENTERED INTO PURSUANT TO THE
LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED AND SHALL IN ALL RESPECTS BE
GOVERNED, APPLIED AND ENFORCED IN ACCORDANCE WITH THE LAWS OF THE STATE IN WHICH
THE PROPERTY IS LOCATED AND APPLICABLE FEDERAL LAWS.

                                   ARTICLE 10
                                     NOTICES
     All notices or other written communications hereunder shall be delivered in
accordance with Section 10.6 of the Loan Agreement.

                         [NO FURTHER TEXT ON THIS PAGE]

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     IN WITNESS WHEREOF, Borrower has duly executed this Note as of the day and
year first above written.

                                BORROWER:

                                INLAND WESTERN NORTH RICHLAND
                                HILLS DAVIS LIMITED PARTNERSHIP, an
                                Illinois limited partnership

                                By:   Inland Western North Richland Hills Davis
                                      GP, L.L.C., a Delaware limited liability
                                      company, its general partner

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

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

Pay to the order of _____________________________, without recourse.

                                    KEYBANK NATIONAL ASSOCIATION, a
                                    national banking association

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

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STATE OF Illinois

COUNTY OF DuPage

     On this 6th day of August, 2004, before me, Susan Maret, a Notary Public in
and for said state, personally appeared Valerie Medina, who being by me duly
sworn did say that he/she is the Asst Secretary of Inland Western Retail Real
Estate Trust, Inc., a Maryland corporation, the sole member of Inland Western
North Richland Hills Davis GP, L.L.C., a Delaware limited liability company, the
general partner of Inland Western North Richland Hills Davis Limited
Partnership, an Illinois limited partnership, and that the within instrument was
signed and sealed in behalf of said corporation in behalf of said limited
liability company by authority of its board of directors, and acknowledged said
instrument to be the free act and deed of said corporation in behalf of said
limited liability company for the purposes therein stated.

          OFFICIAL SEAL
          SUSAN M MARET
NOTARY PUBLIC - STATE OF ILLINOIS
 MY COMMISSION EXPIRES: 12/08/07

[Notarial Seal]                             /s/ Susan M. Maret
                                            ------------------------
                                            Print Name: Susan M. Maret
                                                       ----------------

My commission expires:  12/08/07
                       ------------------

                                        6<Page>

                                                                  Exhibit 10.292

THIS INSTRUMENT CONTAINS INDEMNIFICATION PROVISIONS LIMITING LENDER'S LIABILITY
FOR NEGLIGENCE.

                                                               Loan No. 10024997

                                 LOAN AGREEMENT

                           Dated as of August 9, 2004

                                     Between

         INLAND WESTERN NORTH RICHLAND HILLS DAVIS LIMITED PARTNERSHIP,
                                   as Borrower

                                       and

                          KEYBANK NATIONAL ASSOCIATION,
                                    as Lender

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                                TABLE OF CONTENTS

<Table>
<Caption>
                                                                                           Page
                                                                                           ----
<S>                                                                                          <C>
ARTICLE I DEFINITIONS; PRINCIPLES OF CONSTRUCTION.............................................1
  Section 1.1 DEFINITIONS.....................................................................1
  Section 1.2 PRINCIPLES OF CONSTRUCTION.....................................................17
ARTICLE II GENERAL TERMS.....................................................................18
  Section 2.1 LOAN COMMITMENT; DISBURSEMENT TO BORROWER......................................18
  Section 2.2 INTEREST; LOAN PAYMENTS; LATE PAYMENT CHARGE...................................18
  Section 2.3 PREPAYMENTS....................................................................19
  Section 2.4 INTENTIONALLY OMITTED..........................................................21
  Section 2.5 RELEASE OF PROPERTY............................................................21
  Section 2.6 MANNER OF MAKING PAYMENTS......................................................21
ARTICLE III      CONDITIONS PRECEDENT........................................................21
  Section 3.1 CONDITIONS PRECEDENT TO CLOSING................................................21
ARTICLE IV       REPRESENTATIONS AND WARRANTIES..............................................25
  Section 4.1 BORROWER REPRESENTATIONS.......................................................25
  Section 4.2 SURVIVAL OF REPRESENTATIONS....................................................32
ARTICLE V BORROWER COVENANTS.................................................................32
  Section 5.1 AFFIRMATIVE COVENANTS..........................................................32
  Section 5.2 NEGATIVE COVENANTS.............................................................41
ARTICLE VI       INSURANCE; CASUALTY; CONDEMNATION...........................................45
  Section 6.1 INSURANCE......................................................................45
  Section 6.2 CASUALTY.......................................................................49
  Section 6.3 CONDEMNATION...................................................................49
  Section 6.4 RESTORATION....................................................................50
ARTICLE VII RESERVE FUNDS....................................................................54
  Section 7.1 REQUIRED REPAIR FUNDS..........................................................54
  Section 7.2 TAX AND INSURANCE ESCROW FUND..................................................55
  Section 7.3 REPLACEMENTS AND REPLACEMENT RESERVE...........................................56
  Section 7.4 INTENTIONALLY DELETED..........................................................61
  Section 7.5 INTENTIONALLY DELETED..........................................................61
  Section 7.6 INTENTIONALLY DELETED..........................................................61
  Section 7.7 RESERVE FUNDS, GENERALLY.......................................................61
ARTICLE VIII     DEFAULTS....................................................................62
  Section 8.1 EVENT OF DEFAULT...............................................................62
  Section 8.2 REMEDIES.......................................................................64
  Section 8.3 REMEDIES CUMULATIVE; WAIVERS...................................................65
ARTICLE IX       SPECIAL PROVISIONS..........................................................66
  Section 9.1 SALE OF NOTES AND SECURITIZATION...............................................66
  Section 9.2 SECURITIZATION.................................................................67
  Section 9.3 RATING SURVEILLIANCE...........................................................67
  Section 9.4 EXCULPATION....................................................................67
  Section 9.5 TERMINATION OF MANAGER.........................................................69
  Section 9.6 SERVICER.......................................................................69
  Section 9.7 SPLITTING THE LOAN.............................................................69
</Table>

                                       -i-
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<Table>
<S>                                                                                          <C>
ARTICLE X MISCELLANEOUS......................................................................70
  Section 10.1 SURVIVAL......................................................................70
  Section 10.2 LENDER'S DISCRETION...........................................................70
  Section 10.3 GOVERNING LAW.................................................................70
  Section 10.4 MODIFICATION, WAIVER IN WRITING...............................................70
  Section 10.5 DELAY NOT A WAIVER............................................................71
  Section 10.6 NOTICES.......................................................................71
  Section 10.7 TRIAL BY JURY.................................................................72
  Section 10.8 HEADINGS......................................................................72
  Section 10.9 SEVERABILITY..................................................................72
  Section 10.10 PREFERENCES..................................................................72
  Section 10.11 WAIVER OF NOTICE.............................................................72
  Section 10.12 REMEDIES OF BORROWER.........................................................73
  Section 10.13 EXPENSES; INDEMNITY..........................................................73
  Section 10.14 SCHEDULES INCORPORATED.......................................................74
  Section 10.15 OFFSETS. COUNTERCLAIMS AND DEFENSES..........................................74
  Section 10.16 NO JOINT VENTURE OR PARTNERSHIP; NO THIRD PARTY BENEFICIARIES................74
  Section 10.17 PUBLICITY....................................................................75
  Section 10.18 WAIVER OF MARSHALLING OF ASSETS..............................................75
  Section 10.19 WAIVER OF COUNTERCLAIM.......................................................75
  Section 10.20 CONFLICT; CONSTRUCTION OF DOCUMENTS: RELIANCE................................75
  Section 10.21 BROKERS AND FINANCIAL ADVISORS...............................................76
  Section 10.22 PRIOR AGREEMENTS.............................................................76
  Section 10.23 TRANSFER OF LOAN.............................................................76
</Table>

SCHEDULES

Schedule I      -   Intentionally Omitted
Schedule II     -   Rent Roll
Schedule III    -   Required Repairs
Schedule IV     -   Intentionally Omitted
Schedule V      -   Intentionally Omitted
Schedule VI     -   Affiliate Agreements
Schedule VII    -   Intentionally Omitted
Schedule VIII   -   Intentionally Omitted
Schedule IX     -   Intentionally Omitted
Schedule X      -   Other Contract Funds Agreements

                                      -ii-
<Page>

                                 LOAN AGREEMENT

          THIS LOAN AGREEMENT, dated as of this 9th day of August, 2004 (as
amended, restated, replaced, supplemented or otherwise modified from time to
time, this "AGREEMENT"), between KEYBANK NATIONAL ASSOCIATION, a national
banking association, having an address at 911 Main Street, Suite 1500, Kansas
City, Missouri 64105 ("LENDER"), and INLAND WESTERN NORTH RICHLAND HILLS DAVIS
LIMITED PARTNERSHIP, an Illinois limited partnership, having an address at 2901
Butterfield Road, Oak Brook, Illinois 60523 ("BORROWER").

                              W I T N E S S E T H:

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

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

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

                                    ARTICLE I

                     DEFINITIONS; PRINCIPLES OF CONSTRUCTION

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

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

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

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

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

                                        1
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          "AWARD" shall mean any compensation paid by any Governmental Authority
in connection with a Condemnation in respect of all or any part of the Property.

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

          "BORROWER" shall mean Inland Western North Richland Hills Davis
Limited Partnership, together with its permitted successors and assigns.

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

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

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

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

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

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

          "CLOSING DATE" shall mean the date of the funding of the Loan.

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

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

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

                                        2
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          "DEBT SERVICE" shall mean, with respect to any particular period of
time, scheduled interest payments under the Note.

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

          (a)     the numerator is the Net Operating Income (excluding interest
on credit accounts) for such period as set forth in the statements required
hereunder, without deduction for (i) actual management fees incurred in
connection with the operation of the Property, (ii) amounts paid to the Reserve
Funds, less (A) management fees equal to the greater of (1) assumed management
fees of five percent (5%) of Gross Income from Operations or (2) the actual
management fees incurred; (B) assumed Replacement Reserve Fund contributions
equal to $0.15 per square foot of gross leaseable area at the Property; and (C)
assumed reserves for tenant improvements and leasing commissions equal to $1.03
per square foot of gross leaseable area of the Property; and

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

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

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

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

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

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

                                        3
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          "ENVIRONMENTAL INDEMNITY" shall mean that certain Environmental
Indemnity Agreement executed by Borrower in connection with the Loan for the
benefit of Lender, as the same may be amended, restated, replaced, supplemented
or otherwise modified from time to time.

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

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

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

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

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

          "GROSS INCOME FROM OPERATIONS" shall mean all sustainable income as
reported on the financial statements delivered by Borrower in accordance with
this Agreement, computed in accordance with accounting principles reasonably
acceptable to Lender, consistently applied, derived from the ownership and
operation of the Property from whatever source, including, but not limited to,
(i) Rents from Tenants that are in occupancy, open for business and paying
unabated Rent, (ii) utility charges, (iii) escalations, (iv) intentionally
omitted; (v) service fees or charges, (vi) license fees, (vii) parking fees, and
(viii) other required pass-throughs but excluding (i) sales, use and occupancy
or other taxes on receipts required to be accounted for by Borrower to any
Governmental Authority, (ii) refunds and uncollectible accounts, (iii) sales of
furniture, fixtures and equipment, (iv) Insurance Proceeds (other than business
interruption or other loss of income insurance), (v) Awards, (vi) unforfeited
security deposits, (vii) utility and other similar deposits and (viii) any
disbursements to Borrower from the Reserve Funds. Gross income shall not be
diminished as a result of the Mortgage or the creation of any intervening estate
or interest in the Property or any part thereof.

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

          "INDEBTEDNESS" of a Person, at a particular date, means the sum
(without duplication) at such date of (a) indebtedness or liability for borrowed
money; (b) obligations evidenced by bonds, debentures, notes, or other similar
instruments; (c) obligations for the deferred purchase price of property or
services (including trade obligations); (d) obligations under letters of credit;
(e) obligations under acceptance facilities; (f) all guaranties, endorsements
(other than for collection or deposit in the ordinary course of business) and
other contingent obligations to purchase, to provide funds for payment, to
supply funds, to invest in any Person or entity, or otherwise to assure a
creditor against loss; and (g) obligations secured by any Liens, whether or not
the obligations have been assumed.

                                        4
<Page>

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

          "INDEMNITY AGREEMENT" shall mean that certain Indemnity Agreement
dated as of the date hereof by and between Borrower and Inland Western Retail
Real Estate Trust, Inc., a Maryland corporation in favor of Lender.

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

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

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

          "INTEREST RATE" shall mean five and one hundred eighty-five hundreths
percent (5.185%) per annum.

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

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

          "LENDER" shall mean KeyBank National Association, together with its
successors and assigns.

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

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

                                        5
<Page>

foregoing, the filing of any financing statement, and mechanic's, materialmen's
and other similar liens and encumbrances.

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

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

          "MAJOR TENANT" shall mean any tenant (i) leasing more than 10,000
square feet of the Property or (ii) whose Rents comprise 25% or more of the
effective gross income (as determined by Lender) of the Property.

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

          "MANAGER" shall mean Inland Southwest Management Corp., a Delaware
corporation.

          "MATURITY DATE" shall mean September 1, 2009, or such other date on
which the final payment of principal of the Note becomes due and payable as
therein or herein provided, whether at such stated maturity date, by declaration
of acceleration, or otherwise.

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

          "MONTHLY DEBT SERVICE PAYMENT AMOUNT" shall mean an amount equal to
$23,182.14.

          "MORTGAGE" shall mean, with respect to the Property, that certain
first priority Deed of Trust, Assignment of Leases and Rents, Security Agreement
and Fixture Filing, dated the date hereof, executed and delivered by Borrower as
security for the Loan and encumbering the Property, as the same may be amended,
restated, replaced, supplemented or otherwise modified from time to time.

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

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

                                        6
<Page>

          "NET CASH FLOW SCHEDULE" shall have the meaning set forth in Section
5.1.1l(b) hereof.

          "NET OPERATING INCOME" shall mean the amount obtained by subtracting
from Gross Income from Operations (i) Operating Expenses, and (ii) a vacancy
allowance equal to the greater of (x) market vacancy (as reasonably determined
by Lender), less actual vacancy, and (y) underwritten vacancy of 15.4%, less
actual vacancy. Notwithstanding the foregoing, if actual vacancy exceeds market
vacancy and underwritten vacancy, then there shall be no adjustment for a
vacancy allowance.

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

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

          "NOTE" shall mean that certain Promissory Note of even date herewith
in the principal amount of FIVE MILLION THREE HUNDRED SIXTY-FIVE THOUSAND TWO
HUNDRED AND NO/100 DOLLARS ($5,365,200.00), made by Borrower in favor of Lender,
as the same may be amended, restated, replaced, supplemented or otherwise
modified from time to time.

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

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

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

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

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

          "PERMITTED ENCUMBRANCES" shall mean, with respect to the Property,
collectively, (a) the Liens and security interests created by the Loan
Documents, (b) all Liens,

                                        7
<Page>

encumbrances and other matters disclosed in the Title Insurance Policies
relating to the Property or any part thereof, (c) Liens, if any, for Taxes
imposed by any Governmental Authority not yet due or delinquent, and (d) such
other title and survey exceptions as Lender has approved or may approve in
writing in Lender's reasonable discretion, which Permitted Encumbrances in the
aggregate do not materially adversely affect the value or use of the Property or
Borrower's ability to repay the Loan.

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

          (i)       obligations of, or obligations fully guaranteed as to
     payment of principal and interest by, the United States or any agency or
     instrumentality thereof provided such obligations are backed by the full
     faith and credit of the United States of America including, without
     limitation, obligations of: the U.S. Treasury (all direct or fully
     guaranteed obligations), the Farmers Home Administration (certificates of
     beneficial ownership), the General Services Administration (participation
     certificates), the U.S. Maritime Administration (guaranteed Title XI
     financing), the Small Business Administration (guaranteed participation
     certificates and guaranteed pool certificates), the U.S. Department of
     Housing and Urban Development (local authority bonds) and the Washington
     Metropolitan Area Transit Authority (guaranteed transit bonds); PROVIDED,
     HOWEVER, that the Investments described in this clause must (A) have a
     predetermined fixed dollar of principal due at maturity that cannot vary or
     change, (B) if rated by S&P, must not have an "r" highlighter affixed to
     their rating, (C) if such investments have a variable rate of interest,
     such interest rate must be tied to a single interest rate index plus a
     fixed spread (if any) and must move proportionately with that index, and
     (D) such investments must not be subject to liquidation prior to their
     maturity;

          (ii)      Federal Housing Administration debentures;

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

                                        8
<Page>

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

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

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

          (vii)     commercial paper (including both non-interest-bearing
     discount obligations and interest-bearing obligations payable on demand or
     on a specified date not more than one year after the date of issuance
     thereof) with maturities of not more than

                                        9
<Page>

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

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

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

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

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

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

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

                                       10
<Page>

laws) and (b) include a copy of a final certificate of occupancy with respect to
all Improvements on the Property.

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

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

          "PREPAYMENT RATE" shall mean the bond equivalent yield (in the
secondary market) on the United States Treasury Security that as of the
Prepayment Rate Determination Date has a remaining term to maturity closest to,
but not exceeding, the remaining term to the Maturity Date, as most recently
published in the "Treasury Bonds, Notes and Bills" section in The Wall Street
Journal as of the date of the related tender of the payment. If more than one
issue of United States Treasury Securities has the remaining term to the
Maturity Date referred to above, the "Prepayment Rate" shall be the yield on the
United States Treasury Security most recently issued as of such date. If the
publication of the Prepayment Rate in The Wall Street Journal is discontinued,
Lender shall determine the Prepayment Rate on the basis of "Statistical Release
H.15(519), Selected Interest Rates," or any successor publication, published by
the Board of Governors of the Federal Reserve System, or on the basis of such
other publication or statistical guide as Lender may reasonably select.

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

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

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

          "PURCHASE CONTRACT" shall mean that certain letter agreement dated
April 21, 2004, between Inland Real Estate Acquisitions, Inc., Lakepointe Towne
Crossing, L.P. (I & II), Davis Towne Crossing, L.P., PRTC Pleasant Run Town
Crossing, L.P. and MTC Mansfield Towne Crossing, L.P., as heretofore or
hereafter assigned, amended and modified.

          "PURCHASE PRICE ADJUSTMENT" shall mean an adjustment of the purchase
price with respect to the acquisition of the Property in connection with an
"Earnout Closing" pursuant to Section 17 of the Purchase Contract.

          "QUALIFYING ENTITY" shall have the meaning set forth in Section
5.2.l3(b) hereof.

          "QUALIFYING MANAGER" shall mean either (a) a reputable and experienced
management organization reasonably satisfactory to Lender, which organization or
its principals possess at least ten (10) years experience in managing properties
similar in size, scope and value of the Property and which, on the date Lender
determines whether such management organization is a Qualifying Manager, manages
at least one million square feet of retail space, provided that Borrower shall
have obtained prior written confirmation from the Rating Agency

                                       11
<Page>

that management of the Property by such entity will not cause a downgrading,
withdrawal or qualification of the then current rating of the securities issued
pursuant to the Securitization, or (b) the fee owner of the Property, provided
that such owner possesses experience in managing and operating properties
similar in size, scope and value of the Property, Lender acknowledges that on
the date hereof Inland Southwest Management Corp. shall be deemed to be a
Qualifying Manager. Lender also acknowledges that a new property management
company that is an affiliate of or under common control with Inland Southwest
Management Corp. also shall be deemed a Qualifying Manager.

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

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

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

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

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

          "RENTS" shall mean, with respect to the Property, all rents, rent
equivalents, moneys payable as damages or in lieu of rent or rent equivalents,
royalties (including, without limitation, all oil and gas or other mineral
royalties and bonuses), income, receivables, receipts, revenues, deposits
(including, without limitation, security, utility and other deposits), accounts,
cash, issues, profits, charges for services rendered, and other consideration of
whatever form or nature received by or paid to or for the account of or benefit
of Borrower or its agents or employees from any and all sources arising from or
attributable to the Property, and proceeds, if any, from business interruption
or other loss of income insurance, including the Other Contract Funds.

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

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

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

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

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

                                       12
<Page>

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

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

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

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

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

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

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

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

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

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

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

          "SOLE MEMBER" shall mean Inland Western Retail Real Estate Trust,
Inc., a Maryland corporation, the sole member of the sole general partner of
Borrower.

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

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

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

                                       13
<Page>

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

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

          (v)       intentionally omitted;

          (vi)      intentionally omitted;

          (vii)     intentionally omitted;

          (viii)    if such entity is a limited liability company and such
     limited liability company has only one member, such limited liability
     company has been formed under Delaware law;

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

          (x)       intentionally omitted;

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

                                       14
<Page>

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

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

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

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

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

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

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

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

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

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

                                       15
<Page>

     circumstances, and (iii) such other liabilities that are permitted pursuant
     to this Agreement;

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

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

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

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

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

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

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

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

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

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

                                       16
<Page>

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

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

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

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

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

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

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

          "TERRORISM INSURANCE GUARANTOR" shall have the meaning set forth in
Section 6.1 hereof.

          "TITLE INSURANCE POLICIES" shall mean, with respect to the Property,
one or more mortgagee title insurance policies in the form (acceptable to
Lender) promulgated by the state Board of Insurance issued with respect to the
Property and insuring the lien of the Mortgage encumbering the Property.

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

          "TRUSTEE" shall have the meaning set forth in the Mortgage.

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

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

          Section 1.2    PRINCIPLES OF CONSTRUCTION. All references to sections
and schedules are to sections and schedules in or to this Agreement unless
otherwise specified. All uses of the word "including" shall mean "including,
without limitation" unless the context shall indicate otherwise. Unless
otherwise specified, the words "hereof," "herein" and "hereunder"

                                       17
<Page>

and words of similar import when used in this Agreement shall refer to this
Agreement as a whole and not to any particular provision of this Agreement.
Unless otherwise specified, all meanings attributed to defined terms herein
shall be equally applicable to both the singular and plural forms of the terms
so defined.

                                   ARTICLE II

                                  GENERAL TERMS

          Section 2.1    LOAN COMMITMENT; DISBURSEMENT TO BORROWER.

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

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

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

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

          Section 2.2    INTEREST; LOAN PAYMENTS; LATE PAYMENT CHARGE.

          2.2.1   INTEREST GENERALLY. Interest on the outstanding principal
balance of the Loan shall accrue from the Closing Date to but excluding the
Maturity Date at the Interest Rate.

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

          2.2.3   PAYMENTS GENERALLY. Borrower shall pay to Lender (a) on the
Closing Date, an amount equal to interest only on the outstanding principal
balance of the Loan from the Closing Date up to but not including the first
Payment Date following the Closing Date, and (b) on October 1, 2004 and each
Payment Date thereafter up to but not including the Maturity Date, the Monthly
Debt Service Payment Amount which is an amount equal to the interest on the

                                       18
<Page>

outstanding principal amount of the Loan for the prior calendar month,
calculated as set forth herein, which payments shall be applied to accrued and
unpaid interest at the Interest Rate.

          2.2.4   INTENTIONALLY DELETED.

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

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

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

          2.2.8   USURY SAVINGS. The provisions of Section 4 of the Note are
hereby incorporated by reference into this Agreement to the same extent and with
the same force as if fully set forth herein.

          Section 2.3    PREPAYMENTS.

          2.3.1   VOLUNTARY PREPAYMENTS.

          (a)     Borrower may at any time prior to the Maturity Date, provided
it has given Lender prior written notice in accordance with the terms of this
Agreement, prepay the unpaid principal balance of the Loan in whole, but not in
part, by paying, together with the amount to be prepaid, (i) interest accrued
and unpaid on the portion of the principal balance of the Loan being prepaid to
and including the date of prepayment, (ii) unless prepayment is tendered on a
Payment Date, an amount equal to the interest that would have accrued on the
amount being prepaid after

                                       19
<Page>

the date of prepayment through and including the next Payment Date had the
prepayment not been made (which amount shall constitute additional consideration
for the prepayment), (iii) all other sums then due under this Agreement, the
Note, the Mortgage and the other Loan Documents, and (iv) a prepayment
consideration (the "PREPAYMENT CONSIDERATION") equal to the greater of (A) one
percent (1%) of the principal balance of the Loan being prepaid or (B) the
excess, if any, of (1) the sum of the present values of all then-scheduled
payments of principal and interest under this Agreement including, but not
limited to, principal and interest on the Maturity Date (with each such payment
discounted to its present value at the date of prepayment at the rate which,
when compounded monthly, is equivalent to the Prepayment Rate), over (2) the
principal amount of the Loan being prepaid. Lender shall notify Borrower of the
amount and the basis of determination of the required prepayment consideration.

          (b)     Notwithstanding anything in paragraph (a) of this Section to
the contrary, on the Payment Date that is three months prior to the Maturity
Date, and on each day thereafter through the Maturity Date, Borrower may, at its
option, prepay the Debt without payment of any Prepayment Consideration;
PROVIDED, HOWEVER, if such prepayment is not paid on a regularly scheduled
Payment Date, the Debt shall include interest that would have accrued on such
prepayment through and including the day immediately preceding the next
regularly scheduled Payment Date. Borrower's right to prepay any portion of the
principal balance of the Loan shall be subject to (i) Borrower's submission of a
notice to Lender setting forth the amount to be prepaid and the projected date
of prepayment, which date shall be no less than thirty (30) days from the date
of such notice, and (ii) Borrower's actual payment to Lender of the amount to be
prepaid as set forth in such notice on the projected date set forth in such
notice or any day following such projected date occurring in the same calendar
month as such projected date.

          2.3.2   MANDATORY PREPAYMENTS. On the next occurring Payment Date
following the date on which Borrower actually receives any Net Proceeds, if
Lender is not obligated to make such Net Proceeds available to Borrower pursuant
to this Agreement for the restoration of the Property, Borrower shall, at
Lender's option, prepay the outstanding principal balance of the Note in an
amount equal to one hundred percent (100%) of such Net Proceeds. No Prepayment
Consideration shall be due in connection with any prepayment made pursuant to
this Section 2.3.2. Any partial prepayment under this Section shall be applied
to the last payments of principal due under the Loan.

          2.3.3   PREPAYMENTS AFTER DEFAULT. Following an Event of Default, if
Borrower or anyone on Borrower's behalf makes a tender of payment of all or any
portion of the Debt at any time prior to a foreclosure sale (including a sale
under the power of sale under the Mortgage), or during any redemption period
after foreclosure, (i) the tender of payment shall constitute an evasion of
Borrower's obligation to pay any Prepayment Consideration due under this
Agreement and such payment shall, therefore, to the maximum extent permitted by
law, include a premium equal to the Prepayment Consideration that would have
been payable on the date of such tender had the Loan not been so accelerated, or
(ii) if at the time of such tender a prepayment of the principal amount of the
Loan would have been prohibited under this Agreement had the principal amount of
the Loan not been so accelerated, the tender of payment shall constitute an
evasion of such prepayment prohibition and shall, therefore, to the maximum
extent permitted by law, include an amount equal to the greater of (i) 1% of the
then principal amount of the Loan (or the relevant portion thereof being
prepaid) and (ii) an amount equal to

                                       20
<Page>

the excess of (A) the sum of the present values of a series of payments payable
at the times and in the amounts equal to the payments of principal and interest
(including, but not limited to the principal and interest payable on the
Maturity Date) which would have been scheduled to be payable after the date of
such tender under this Agreement had the Loan (or the relevant portion thereof)
not been accelerated, with each such payment discounted to its present value at
the date of such tender at the rate which when compounded monthly is equivalent
to the Prepayment Rate, over (B) the then principal amount of the Loan.

          Section 2.4    INTENTIONALLY OMITTED.

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

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

          Section 2.6    MANNER OF MAKING PAYMENTS.

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

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

                                   ARTICLE III

                              CONDITIONS PRECEDENT

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

          3.1.1   REPRESENTATIONS AND WARRANTIES; COMPLIANCE WITH CONDITIONS.
The representations and warranties of Borrower contained in this Agreement and
the other Loan Documents shall be true and correct in all material respects on
and as of the Closing Date with

                                       21
<Page>

the same effect as if made on and as of such date, and no Default or an Event of
Default shall have occurred and be continuing; and Borrower shall be in
compliance in all material respects with all terms and conditions set forth in
this Agreement and in each other Loan Document on its part to be observed or
performed.

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

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

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

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

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

                                       22

<Page>

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

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

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

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

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

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

          3.1.6   OPINIONS OF BORROWER'S COUNSEL. Lender shall have received
opinions of Borrower's counsel with respect to due execution, authority,
enforceability of the Loan Documents and such other matters as Lender may
reasonably require, all such opinions in form, scope and substance reasonably
satisfactory to Lender and Lender's counsel in their reasonable discretion.

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

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

                                       23
<Page>

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

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

          3.1.11  TENANT ESTOPPELS. (a) Lender shall have received an executed
tenant estoppel letter, which shall be in form and substance satisfactory to
Lender, from each Major Tenant, and (b) Borrower shall exercise reasonable
commercial efforts to deliver estoppel letters from Tenants occupying not less
than seventy percent (70%), disregarding the area leased by Major Tenants of the
remaining gross leasable area of the Property; provided, however, that, in the
event that Borrower is unable to deliver some or all of the estoppels described
in clause (b) of this Section 3.1.11, Lender agrees that the requirement to
deliver such letters to Lender shall be waived by Lender as a condition
precedent to the closing of the Loan so long as Borrower delivers on or before
the Closing Date, a certificate executed by Borrower with respect to all
applicable leases which shall be in substantially the same form and contain the
same terms as set forth in Lender's standard form of estoppel certificate.

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

          3.1.13  MATERIAL ADVERSE CHANGE. There shall have been no material
adverse change in the financial condition or business condition of Borrower, any
Major Tenant or the Property since the date of the most recent financial
statements delivered to Lender. The income and expenses of the Property, the
occupancy leases thereof, and all other features of the transaction shall be as
represented to Lender without material adverse change. Neither Borrower nor any
of its constituent Persons nor any Major Tenant shall be the subject of any
bankruptcy, reorganization, or insolvency proceeding.

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

          3.1.15  SUBORDINATION AND ATTORNMENT. Lender shall have received
appropriate instruments acceptable to Lender in its commercially reasonable
discretion subordinating the Leases of each of the Major Tenants and other
Leases of record prior to the Mortgage and including an agreement by such
Tenants to attorn to Lender in the event of a foreclosure or delivery of a deed
in lieu thereof.

                                       24
<Page>

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

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

          3.1.18  MANAGEMENT AGREEMENT. Lender shall have received a certified
copy of the Management Agreement with respect to the Property which shall be
satisfactory in form and substance to Lender.

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

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

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

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

                                   ARTICLE IV

                         REPRESENTATIONS AND WARRANTIES

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

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

                                       25
<Page>

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

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

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

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

          4.1.6   TITLE. Borrower has good and indefeasible fee simple title to
the real property comprising part of the Property and good title to the balance
of the Property, free and clear of all Liens whatsoever except the Permitted
Encumbrances, such other Liens as are permitted pursuant to the Loan Documents
and the Liens created by the Loan Documents. The

                                       26
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Mortgage, when properly recorded in the appropriate records, together with any
Uniform Commercial Code financing statements required to be filed in connection
therewith, will create (a) a valid, perfected lien on the Property, subject only
to Permitted Encumbrances and the Liens created by the Loan Documents and (b)
perfected security interests in and to, and perfected collateral assignment of,
all personalty (including the Leases), all in accordance with the terms thereof,
in each case subject only to any applicable Permitted Encumbrances, such other
Liens as are permitted pursuant to the Loan Documents and the Liens created by
the Loan Documents. There are no claims for payment for work, labor or materials
affecting the Property which are due and unpaid under the contracts pursuant to
which such work or labor was performed or materials provided which are or may
become a lien prior to, or of equal priority with, the Liens created by the Loan
Documents.

          4.1.7   NO BANKRUPTCY FILING. Neither Borrower nor any of its
constituent Persons are contemplating either the filing of a petition by it
under any state or federal bankruptcy or insolvency laws or the liquidation of
all or a major portion of Borrower's assets or property, and Borrower has no
knowledge of any Person contemplating the filing of any such petition against it
or such constituent Persons.

          4.1.8   FULL AND ACCURATE DISCLOSURE. To Borrower's knowledge, no
statement of fact made by Borrower in this Agreement or in any of the other Loan
Documents contains any untrue statement of a material fact or omits to state any
material fact necessary to make statements contained herein or therein not
misleading. There is no material fact presently known to Borrower which has not
been disclosed to Lender which adversely affects, nor as far as Borrower can
foresee, might adversely affect, the Property or the business, operations or
condition (financial or otherwise) of Borrower.

          4.1.9   NO PLAN ASSETS. Borrower is not an "employee benefit plan," as
defined in Section 3(3) of ERISA, subject to Title 1 of ERISA, and none of the
assets of Borrower constitutes or will constitute "plan assets" of one or more
such plans within the meaning of 29 C.F.R. Section 2510.3-101. In addition, (a)
Borrower is not a "governmental plan" within the meaning of Section 3(32) of
ERISA and (b) transactions by or with Borrower are not subject to state statutes
regulating investment of, and fiduciary obligations with respect to,
governmental plans similar to the provisions of Section 406 of ERISA or Section
4975 of the Code currently in effect, which prohibit or otherwise restrict the
transactions contemplated by this Loan Agreement.

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

                                       27
<Page>

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

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

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

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

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

          4.1.16  SEPARATE LOTS. The Property is comprised of one (1) or more
parcels which constitute a separate tax lot or lots and does not constitute a
portion of any other tax lot not a part of the Property.

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<Page>

          4.1.17  ASSESSMENTS. There are no pending, or to Borrower's knowledge,
proposed special or other assessments for public improvements or otherwise
affecting the Property, nor are there any contemplated improvements to the
Property that may result in such special or other assessments.

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

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

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

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

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

          4.1.23  FLOOD ZONE. To the best of Borrower's knowledge, after due
inquiry, none of the Improvements on the Property are located in an area as
identified by the Federal Emergency Management Agency as an area having special
flood hazards.

          4.1.24  PHYSICAL CONDITION. Except as disclosed in the Physical
Conditions Reports delivered to Lender in connecting with this Loan, to
Borrower's knowledge, the Property, including, without limitation, all
buildings, improvements, parking facilities, sidewalks, storm drainage systems,
roofs, plumbing systems, HVAC systems, fire protection systems, electrical
systems, equipment, elevators, exterior sidings and doors, landscaping,

                                       29
<Page>

irrigation systems and all structural components, are in good condition, order
and repair in all material respects; there exists no structural or other
material defects or damages in the Property, whether latent or otherwise, and
Borrower has not received notice from any insurance company or bonding company
of any defects or inadequacies in the Property, or any part thereof, which would
adversely affect the insurability of the same or cause the imposition of
extraordinary premiums or charges thereon or of any termination or threatened
termination of any policy of insurance or bond.

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

          4.1.26  LEASES. The Property is not subject to any Leases other than
the Leases described on the Rent Roll attached as SCHEDULE II hereto and made a
part hereof. To the best of Borrower's knowledge, no Person has any possessory
interest in the Property or right to occupy the same except under and pursuant
to the provisions of the Leases. The current Leases are in full force and effect
and to Borrower's knowledge, there are no defaults thereunder by either party
and there are no conditions that, with the passage of time or the giving of
notice, or both, would constitute defaults thereunder. To the best of Borrower's
knowledge, no Rent (including security deposits) has been paid more than one (1)
month in advance of its due date. To the best of Borrower's knowledge, all work
to be performed by Borrower under each Lease has been performed as required and
has been accepted by the applicable tenant, and any payments, free rent, partial
rent, rebate of rent or other payments, credits, allowances or abatements
required to be given by Borrower to any tenant has already been received by such
tenant. To the best of Borrower's knowledge, there has been no prior sale,
transfer or assignment, hypothecation or pledge of any Lease or of the Rents
received therein which is outstanding. To Borrower's knowledge, no tenant listed
on SCHEDULE II has assigned its Lease or sublet all or any portion of the
premises demised thereby, no such tenant holds its leased premises under
assignment or sublease, nor does anyone except such tenant and its employees
occupy such leased premises. No tenant under any Lease has a right or option
pursuant to such Lease or otherwise to purchase all or any part of the leased
premises or the building of which the leased premises are a part. Except as set
forth in SCHEDULE II, no tenant under any Lease has any right or option for
additional space in the Improvements except as set forth in SCHEDULE II. To
Borrower's actual knowledge based on the Environmental Report delivered to
Lender in connection herewith, no hazardous wastes or toxic substances, as
defined by applicable federal, state or local statutes, rules and regulations,
have been disposed, stored or treated by any tenant under any Lease on or about
the leased premises nor does Borrower have any knowledge of any tenant's
intention to use its leased premises for any activity which, directly or
indirectly, involves the use, generation, treatment, storage, disposal or
transportation of any petroleum product or any toxic or hazardous chemical,
material, substance or waste, except in either event, in compliance with
applicable federal, state or local statues, rules and regulations.

                                       30
<Page>

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

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

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

          4.1.30  SPECIAL PURPOSE ENTITY/SEPARATENESS.

          (a)     Until the Debt has been paid in full, Borrower hereby
represents, warrants and covenants that the Borrower is, shall be and shall
continue to be a Special Purpose Entity.

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

          (c)     Intentionally omitted.

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

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

          4.1.33  NO CHANGE IN FACTS OR CIRCUMSTANCES; DISCLOSURE. All
information submitted by Borrower to Lender and in all financial statements,
rent rolls, reports, certificates and other documents submitted in connection
with the Loan or in satisfaction of the terms thereof and all statements of fact
made by Borrower in this Agreement or in any other Loan Document, are accurate,
complete and correct in all material respects, provided, however, that if such
information was provided to Borrower by non-affiliated third parties, Borrower
represents that such information is, to the best, of its knowledge after due
inquiry, accurate, complete and correct in all material respects. There has been
no material adverse change in any condition, fact, circumstance or event that
would make any such information inaccurate, incomplete or otherwise misleading
in any material respect or that otherwise materially and adversely affects or

                                       31
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might materially and adversely affect the Property or the business operations or
the financial condition of Borrower. Borrower has disclosed to Lender all
material facts and has not failed to disclose any material fact that could cause
any representation or warranty made herein to be materially misleading.

          4.1.34  INTENTIONALLY OMITTED.

          4.1.35  PRINCIPAL PLACE OF BUSINESS AND ORGANIZATION. Borrower shall
not change its principal place of business set forth in the introductory
paragraph of this Agreement without first giving Lender thirty (30) days prior
written notice. Borrower shall not change the place of its organization as set
forth in the introductory paragraph of this Agreement without the consent of
Lender, which consent shall not be unreasonably withheld, conditioned or
delayed. Upon Lender's request, Borrower shall execute and deliver additional
financing statements, security agreements and other instruments which may be
necessary to effectively evidence or perfect Lender's security interest in the
Property as a result of such change of principal place of business or place of
organization.

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

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

                                    ARTICLE V

                               BORROWER COVENANTS

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

          5.1.1   EXISTENCE; COMPLIANCE WITH LEGAL REQUIREMENTS; INSURANCE.
Borrower shall do or cause to be done all things necessary to preserve, renew
and keep in full force and effect its existence, rights, licenses, permits and
franchises and comply with all Legal Requirements applicable to it and the
Property. There shall never be committed by Borrower or

                                       32
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any other Person in occupancy of or involved with the operation or use of the
Property any act or omission affording the federal government or any state or
local government the right of forfeiture as against the Property or any part
thereof or any monies paid in performance of Borrower's obligations under any of
the Loan Documents. Borrower hereby covenants and agrees not to commit, permit
or suffer to exist any act or omission affording such right of forfeiture.
Borrower shall at all times maintain, preserve and protect all its franchises
and trade names and preserve all the remainder of its property used or useful in
the conduct of its business and shall keep the Property in good working order
and repair, and from time to time make, or cause to be made, all reasonably
necessary repairs, renewals, replacements, betterments and improvements thereto,
all as more fully provided in the Mortgage. Borrower shall keep the Property
insured at all times by financially sound and reputable insurers, to such extent
and against such risks, and maintain liability and such other insurance, as is
more fully provided in this Agreement. Borrower shall operate, or cause the
tenant to operate, any Property that is the subject of an O&M Agreement (if any)
in accordance with the terms and provisions thereof in all material respects.
After prior written notice to Lender, Borrower, at its own expense, may contest
by appropriate legal proceeding promptly initiated and conducted in good faith
and with due diligence, the validity of any Legal Requirement, the applicability
of any Legal Requirement to Borrower or the Property or any alleged violation of
any Legal Requirement, provided that (i) no Event of Default has occurred and
remains uncured; (ii) intentionally omitted; (iii) such proceeding shall be
permitted under and be conducted in accordance with the provisions of any
instrument to which Borrower is subject and shall not constitute a default
thereunder and such proceeding shall be conducted in accordance with the
provisions of any instrument to which Borrower is subject and shall not
constitute a default thereunder and such proceeding shall be conducted in
accordance with all applicable statutes, laws and ordinances; (iv) the Property
or any part thereof or interest therein will not be in danger of being sold,
forfeited, terminated, concealed or lost; (v) Borrower shall promptly upon final
determination thereof comply with any such Legal Requirement determined to be
valid or applicable or cure any violation of any Legal Requirement; (vi) such
proceeding shall suspend the enforcement of the contested Legal Requirement
against Borrower or the Property; and (vii) Borrower shall furnish such security
as may be required in the proceeding, or as may be requested by Lender, to
insure compliance with such Legal Requirement, together, with all interest and
penalties payable in connection therewith. Lender may apply any such security,
as necessary to cause compliance with such Legal Requirement at any time when,
in the reasonable judgment of Lender, the validity, applicability or violation
of such Legal Requirement is finally established or the Property (or any part
thereof or interest therein) shall be in danger of being sold, forfeited,
terminated, cancelled or lost.

          5.1.2   TAXES AND OTHER CHARGES. Borrower shall pay or caused to be
paid all Taxes and Other Charges now or hereafter levied or assessed or imposed
against the Property or any part thereof as the same become due and payable;
provided, however, Borrower's obligation to directly pay to the appropriate
taxing authority Taxes shall be suspended for so long as Borrower complies with
the terms and provisions of Section 7.2 hereof. Borrower will deliver to Lender
receipts for payment or other evidence satisfactory to Lender that the Taxes and
Other Charges have been so paid or are not then delinquent no later than ten
(10) days prior to the date on which the Taxes and/or Other Charges would
otherwise be delinquent if not paid (PROVIDED, HOWEVER, that Borrower is not
required to furnish such receipts for payment of Taxes in the event that such
Taxes have been paid by Lender pursuant to Section 7.2 hereof). If Borrower pays
or causes to be paid all Taxes and Other Charges and provides a copy of the
receipt evidencing the

                                       33
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payment thereof to Lender, then Lender shall reimburse Borrower, provided that
there are then sufficient proceeds in the Tax and Insurance Escrow Fund and
provided that the Taxes are being paid pursuant to Section 7.2. Upon written
request of Borrower, if Lender has paid such Taxes pursuant to Section 7.2
hereof, Lender shall provide Borrower with evidence that such Taxes have been
paid. Borrower shall not suffer and shall promptly cause to be paid and
discharged any Lien or charge whatsoever which may be or become a Lien or charge
against the Property, and shall promptly pay for all utility services provided
to the Property. After prior written notice to Lender, Borrower, at its own
expense, may contest by appropriate legal proceeding, promptly initiated and
conducted in good faith and with due diligence, the amount or validity or
application in whole or in part of any Taxes or Other Charges, provided that (i)
Borrower is permitted to do so under the provisions of any mortgage or deed of
trust superior in lien to the Mortgage; (ii) such proceeding shall be permitted
under and be conducted in accordance with the provisions of any other instrument
to which Borrower is subject and shall not constitute a default thereunder and
such proceeding shall be conducted in accordance with all applicable statutes,
laws and ordinances; (iii) the Property nor any part thereof or interest therein
will be in danger of being sold, forfeited, terminated, cancelled or lost; (iv)
Borrower shall promptly upon final determination thereof pay the amount of any
such Taxes or Other Charges, together with all costs, interest and penalties
which may be payable in connection therewith; (v) such proceeding shall suspend
the collection of such contested Taxes or Other Charges from the Property; and
(vi) Borrower shall furnish such security as may be required in the proceeding,
or as may be reasonably requested by Lender, to insure the payment of any such
Taxes or Other Charges, together with all interest and penalties thereon. Lender
may pay over any such cash deposit or part thereof held by Lender to the
claimant entitled thereto at any time when, in the reasonable judgment of
Lender, the entitlement of such claimant is established.

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

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

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

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

          5.1.7   PERFORM LOAN DOCUMENTS. Borrower shall observe, perform and
satisfy all the terms, provisions, covenants and conditions of, and shall pay
when due all costs, fees and

                                       34
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expenses to the extent required under the Loan Documents executed and delivered
by, or applicable to, Borrower.

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

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

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

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

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

          5.1.10  INTENTIONALLY OMITTED.

          5.1.11  FINANCIAL REPORTING.

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

          (b)     Borrower will furnish to Lender annually, within one hundred
twenty (120) days following the end of each Fiscal Year of Borrower, either (i)
a complete copy of Borrower's annual financial statements audited by a "Big
Four" accounting firm or other independent certified public accountant
reasonably acceptable to Lender in accordance with the

                                       35
<Page>

requirements for a Special Purpose Entity set forth above, or (ii) a
consolidated and annotated financial statement of Borrower and Sole Member,
audited by a "Big Four" accounting firm or other independent certified public
accountant reasonably acceptable to Lender in accordance with the requirements
for a Special Purpose Entity set forth above, together with unaudited financial
statements relating to the Borrower and the Property. Such financial statements
for the Property for such Fiscal Year and shall contain statements of profit and
loss for Borrower and the Property and a balance sheet for Borrower. Such
statements shall set forth the financial condition and the results of operations
for the Property for such Fiscal Year, and shall include, but not be limited to,
amounts representing annual Net Cash Flow, Net Operating Income, Gross Income
from Operations and Operating Expenses. Borrower's annual financial statements
shall be accompanied by (i) a comparison of the budgeted income and expenses and
the actual income and expenses for the prior Fiscal Year, (ii) a certificate
executed by the chief financial officer of Borrower or Sole Member, as
applicable, stating that each such annual financial statement presents fairly
the financial condition and the results of operations of Borrower and the
Property being reported upon and has been prepared in accordance with accounting
principles reasonably acceptable to Lender, consistently applied, (iii) with
respect to any consolidated financial statement of Borrower and Sole Member, an
unqualified opinion of a "Big Four" accounting firm or other independent
certified public accountant reasonably acceptable to Lender, (iv) a certified
rent roll containing current rent, lease expiration dates and the square footage
occupied by each tenant; (v) a schedule audited by such independent certified
public accountant reconciling Net Operating Income to Net Cash Flow (the "NET
CASH FLOW SCHEDULE"), which shall itemize all adjustments made to Net Operating
Income to arrive at Net Cash Flow deemed material by such independent certified
public accountant. Together with Borrower's annual financial statements,
Borrower shall furnish to Lender an Officer's Certificate certifying as of the
date thereof whether there exists an event or circumstance which constitutes a
Default or Event of Default under the Loan Documents executed and delivered by,
or applicable to, Borrower, and if such Default or Event of Default exists, the
nature thereof, the period of time it has existed and the action then being
taken to remedy the same.

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

                                       36
<Page>

by a certificate of the chief financial officer of Borrower or Sole Member
stating that the representations and warranties of Borrower set forth in Section
4.1.30(a) are true and correct as of the date of such certificate. Provided,
further, that during the twelve (12) month period commencing on the date hereof,
Borrower will furnish a current rent roll and monthly and year-to-date operating
statements within twenty (20) days of Lender's written request.

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

          (e)     Borrower shall furnish to Lender, within ten (10) Business
Days after request (or as soon thereafter as may be reasonably possible), such
further detailed information with respect to the operation of the Property and
the financial affairs of Borrower as may be reasonably requested by Lender.

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

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

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

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

          5.1.13  TITLE TO THE PROPERTY. Borrower will warrant and defend (a)
the title to the Property and every part thereof, subject only to Liens
permitted hereunder (including Permitted Encumbrances) and (b) the validity and
priority of the Liens of the Mortgage and the Assignment of Leases on the
Property, subject only to Liens permitted hereunder (including Permitted
Encumbrances), in each case against the claims of all Persons whomsoever.
Borrower shall

                                       37
<Page>

reimburse Lender for any losses, costs, damages or expenses (including
reasonable attorneys' fees and court costs) incurred by Lender if an interest in
the Property, other than as permitted hereunder, is claimed by another Person.

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

          5.1.15  ESTOPPEL STATEMENT.

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

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

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

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

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

          5.1.18  CONFIRMATION OF REPRESENTATIONS. Borrower shall deliver, in
connection with any Securitization, (a) one or more Officer's Certificates
certifying as to the accuracy of all

                                       38
<Page>

representations made by Borrower in the Loan Documents as of the date of the
closing of such Securitization, and (b) certificates of the relevant
Governmental Authorities in all relevant jurisdictions indicating the good
standing and qualification of Borrower and its member as of the date of the
Securitization.

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

          5.1.20  LEASING MATTERS. Any Leases with respect to the Property
written after the date hereof, for more than the Relevant Leasing Threshold
square footage, shall be subject to the prior written approval of Lender, which
approval may be given or withheld in the sole discretion of Lender. Lender shall
approve or disapprove any such Lease within ten (10) Business Days of Lender's
receipt of a final execution draft of such Lease (including all exhibits,
schedules, supplements, addenda or other agreements relating thereto) and a
written notice from Borrower requesting Lender's approval to such Lease, and
such Lease shall be deemed approved, if Lender does not disapprove such Lease
within said ten (10) Business Day period PROVIDED such written notice
conspicuously states, in large bold type, that "PURSUANT TO SECTION 5.1.20 OF
THE LOAN AGREEMENT, THE LEASE SHALL BE DEEMED APPROVED IF LENDER DOES NOT
RESPOND TO THE CONTRARY WITHIN TEN (10) BUSINESS DAYS OF LENDER'S RECEIPT OF
SUCH LEASE AND WRITTEN NOTICE." Borrower shall furnish Lender with executed
copies of all Leases. All renewals of Leases and all proposed Leases shall
provide for rental rates comparable to existing local market rates (unless such
rental rates are otherwise set forth in the Leases executed prior to the date
hereof). All proposed Leases shall be on commercially reasonable terms and shall
not contain any terms which would materially affect Lender's rights under the
Loan Documents. All Leases executed after the date hereof shall provide that
they are subordinate to the Mortgage encumbering the Property and that the
tenant thereunder agrees to attorn to Lender or any purchaser at a sale by
foreclosure or power of sale. Borrower (i) shall observe and perform the
obligations imposed upon the lessor under the Leases in a commercially
reasonable manner; (ii) shall enforce the terms, covenants and conditions
contained in the Leases upon the part of the tenant thereunder to be observed or
performed in a commercially reasonable manner and in a manner not to impair the
value of the Property involved except that no termination by Borrower or
acceptance of surrender by a tenant of any Lease shall be permitted unless by
reason of a tenant default and then only in a commercially reasonable manner to
preserve and protect the Property PROVIDED, HOWEVER, that no such, termination
or surrender of any Lease covering more than the Relevant Leasing Threshold
will be permitted without the written consent of Lender which consent may be
withheld in the sole discretion of Lender; (iii) shall not collect any of the
rents more than one (1) month in advance (other than security deposits); (iv)
shall not execute any other assignment of lessor's interest in the Leases or the
Rents (except as contemplated by the Loan Documents); (v) shall not alter,
modify or change the terms of the Leases in a manner inconsistent with the
provisions of the Loan Documents without the prior written consent of Lender,
which consent may be withheld in the sole discretion of Lender; and (vi) shall
execute and deliver at the request of Lender all such further assurances,
confirmations and assignment in connection with the

                                       39
<Page>

Leases as Lender shall from time to time reasonably require. Notwithstanding the
foregoing, Borrower may, without the prior written consent of Lender, terminate
any Lease which demises less than the Relevant Leasing Threshold under any of
the following circumstances: (i) the tenant under said Lease is in default
beyond any applicable grace and cure period, and Borrower has the right to
terminate such Lease; (ii) such termination is permitted by the terms of the
Lease in question and Borrower has secured an obligation from a third party to
lease the space under the Lease to be terminated at a rental equal to or higher
than the rental due under the Lease to be terminated; and (iii) if the tenant
under the Lease to be terminated has executed a right under said Lease to
terminate its lease upon payment of a termination fee to Borrower, and has in
fact terminated its lease and paid said fee, Borrower may accept said
termination.

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

                                       40
<Page>

of an Event of Default, Lender may terminate any of the alterations and use the
deposit to restore the Property to the extent necessary to prevent any material
adverse effect on the value of the Property.

          5.1.22  PRINCIPAL PLACE OF BUSINESS. Borrower shall not change its
principal place of business set forth on the first page of this Agreement
without first giving Lender thirty (30) days prior written notice.

          5.1.23  INTENTIONALLY OMITTED.

          Section 5.2    NEGATIVE COVENANTS. From the date hereof until
payment and performance in full of all obligations of Borrower under the Loan
Documents or the earlier release of the Lien of the Mortgage encumbering the
Property in accordance with the terms of this Agreement and the other Loan
Documents, Borrower covenants and agrees with Lender that it will not do,
directly or indirectly, any of the following:

          5.2.1   OPERATION OF PROPERTY. Borrower shall not, without the prior
consent of Lender, terminate the Management Agreement or otherwise replace the
Manager or enter into any other management agreement with respect to the
Property unless the Manager is in default thereunder beyond any applicable grace
or cure period, in which event no consent by Lender shall be required. Lender
agrees that its consent will not be unreasonably withheld, delayed or
conditioned provided that the Person chosen by Borrower as the replacement
Manager is a Qualifying Manager.

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

          (i)     Permitted Encumbrances;

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

          (iii)   Liens for Taxes or Other Charges not yet due.

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

          5.2.4   CHANGE IN BUSINESS. Borrower shall not enter into any line of
business other than the ownership and operation of the Property, or make any
material change in the scope

                                       41
<Page>

or nature of its business objectives, purposes or operations, or undertake or
participate in activities other than the continuance of its present business.

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

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

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

          5.2.8   ASSETS. Borrower shall not purchase or own any properties
other than the Property.

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

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

          5.2.11  INTENTIONALLY DELETED.

          5.2.12  ERISA.

          (a)     Borrower shall not engage in any transaction which would cause
any obligation, or action taken or to be taken, hereunder (or the exercise by
Lender of any of its rights under the Note, this Agreement or the other Loan
Documents) to be a non-exempt (under a statutory or administrative class
exemption) prohibited transaction under ER1SA.

          (b)     Borrower further covenants and agrees to deliver to Lender
such certifications or other evidence from time to time throughout the term of
the Loan, as requested by Lender in its sole discretion, that (A) Borrower is
not and does not maintain an "employee benefit plan" as defined in Section 3(3)
of ERISA, which is subject to Title 1 of ERISA, or a "governmental plan" within
the meaning of Section 3(3) of ERISA; (B) Borrower is not subject

                                       42
<Page>

to state statutes regulating investments and fiduciary obligations with respect
to governmental plans; and (C) one or more of the following circumstances is
true:

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

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

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

          5.2.13  TRANSFERS. Unless such action is permitted by the provisions
of this Section 5.2.13, Borrower will not (i) sell, assign, convey, transfer or
otherwise dispose of its interests in the Property or any part thereof, (ii)
permit any owner, directly or indirectly, of an ownership interest in the
Property, to transfer such interest, whether by transfer of stock or other
interest in Borrower or any entity, or otherwise, (iii) incur Indebtedness, (iv)
mortgage, hypothecate or otherwise encumber or grant a security interest in the
Property or any part thereof, (v) sell, assign, convey, transfer, mortgage,
encumber, grant a security interest in, or otherwise dispose of any direct or
indirect ownership interest in Borrower, or permit any owner of an interest in
Borrower to do the same, or (vi) file a declaration of condominium with respect
to the Property (any of the foregoing transactions, a "TRANSFER"). For purposes
hereof, a "Transfer" shall not include any issuance, sale or transfer of
interests in Inland Western Retail Real Estate Trust, Inc.

          (a)     On and after the date that is the later of (i) twelve (12)
months following the Closing Date, or (ii) the date of any payment in connection
with an Earnout Closing (as defined in the Purchase Contract) relating to the
Property, but in no event later than the date that is twenty four (24) months
following the Closing Date, Lender shall not withhold its consent to a Transfer
of the Property, provided that the following conditions are satisfied:

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

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

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

                                       43
<Page>

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

          (5)     if required or requested by any of the Rating Agencies,
                  Borrower shall deliver a substantive non-consolidation opinion
                  with respect to Transferee, which opinion shall be acceptable
                  to Lender in its reasonable discretion;

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

Lender shall notify Borrower of its approval or disapproval of a proposed
Transfer pursuant to this Section 5.2.13(a) within thirty (30) days after
receiving from Borrower a written request therefor.

          (b)     On and after the date that is the later of (i) twelve (12)
months following the Closing Date, or (ii) the date of any payment in connection
with an Earnout Closing (as defined in the Purchase Contact) relating to the
Property, but in no event later than the date that is twenty four (24) months
following the Closing Date, Lender shall not withhold its consent to, and shall
not charge an assumption fee in connection with, (1) a Transfer of up to, in the
aggregate, forty-nine percent (49%) of the ownership interests in Borrower; or
(2) a Transfer of greater than forty-nine percent (49%) of the ownership
interest in Borrower, PROVIDED that (A) such transfer is to a Qualified Entity
(as defined below), and (B) Borrower shall pay all of Lender's reasonable and
customary third-party expenses (including reasonable attorneys' fees and
disbursements) actually incurred by Lender in connection with such Transfer and
a processing fee of $5,000. For purposes of this Agreement, a "QUALIFIED
ENTITY" shall mean an entity (x) with a net worth of $200,000,000 or more, (y)
with sufficient experience (determined by Lender in its reasonable discretion)
in the ownership and management of properties similar to the Property, and (z)
which owns or manages retail properties containing at least 500,000 square feet
of gross leasable area.

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<Page>

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

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

                                   ARTICLE VI

                        INSURANCE; CASUALTY; CONDEMNATION

          Section 6.1        INSURANCE.

          (a)     Borrower shall obtain and maintain, or cause to be maintained,
insurance for Borrower and the Property providing at least the following
coverages:

          (i)     comprehensive all risk insurance on the Improvements and the
     Personal Property, including contingent liability from Operation of
     Building Laws, Demolition Costs and Increased Cost of Construction
     Endorsements, in each case (A) in an amount equal to one hundred percent
     (100%) of the "Full Replacement Cost," which for purposes of this Agreement
     shall mean actual replacement value (exclusive of costs of excavations,
     foundations, underground utilities and footings) with a waiver of
     depreciation, but the amount shall in no event be less than the outstanding
     principal balance of the Loan; (B) containing an agreed amount endorsement
     with respect to the Improvements and Personal Property waiving all
     co-insurance provisions; (C) providing for no deductible in excess of Ten
     Thousand and No/100 Dollars ($10,000) for all such insurance coverage; and
     (D)

                                       45
<Page>

     containing an "Ordinance or Law Coverage" or "Enforcement" endorsement if
     any of the Improvements or the use of the Property shall at any time
     constitute legal non-conforming structures or uses. In addition, Borrower
     shall obtain; (y) if any portion of the Improvements is currently or at any
     time in the future located in a federally designated "special flood hazard
     area," flood hazard insurance in an amount equal to the lesser of (1) the
     outstanding principal balance of the Note or (2) the maximum amount of such
     insurance available under the National Flood Insurance Act of 1968, the
     Flood Disaster Protection Act of 1973 or the National Flood Insurance
     Reform Act of 1994, as each may be amended or such greater amount as Lender
     shall require; and (z) earthquake insurance in amounts and in form and
     substance satisfactory to Lender in the event the Property is located in an
     area with a high degree of seismic activity, provided that the insurance
     pursuant to clauses (y) and (z) hereof shall be on terms consistent with
     the comprehensive all risk insurance policy required under this subsection
     (i).

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

          (iii)   business income insurance (A) with loss payable to Lender; (B)
     covering all risks required to be covered by the insurance provided for in
     subsection (i) above; (C) covering rental losses or business interruption,
     as may be applicable, for a period of at least twelve (12) months after the
     date of the casualty and containing any extended period of indemnity
     endorsement which provides that after the physical loss to the Improvements
     and Personal Property has been repaired, the continued loss of income will
     be insured until such income either returns to the same level it was at
     prior to the loss, or the expiration of six (6) months from the date that
     the Property is repaired or replaced and operations are resumed, whichever
     first occurs, and notwithstanding that the policy may expire prior to the
     end of such period; and (D) in an annual amount equal to 100% of the rents
     or estimated gross revenues from the operation of the Property (as reduced
     to reflect expenses not incurred during Restoration). The amount of such
     business income insurance shall be determined prior to the date hereof and
     at least once each year thereafter based on Borrower's reasonable estimate
     of the gross income from the Property for the succeeding twelve (12) month
     period. All proceeds payable to Lender pursuant to this subsection shall be
     held by Lender and shall be applied to the obligations secured by the Loan
     Documents from time to time due and payable hereunder and under the Note;
     PROVIDED, HOWEVER, that nothing herein contained shall be deemed to relieve
     Borrower of its obligations to pay the obligations secured by the Loan
     Documents on the respective dates of payment provided for in the Note and
     the other Loan Documents except to the

                                       46
<Page>

     extent such amounts are actually paid out of the proceeds of such business
     income insurance;

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

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

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

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

          (viii)  if any of the policies of insurance covering the risks
     required to be covered under subsections (i) through (vii) above contains
     an exclusion from coverage for acts of terrorism, Borrower shall obtain and
     maintain a separate policy providing such coverages in the event of any act
     of terrorism, provided such coverage is commercially available for
     properties similar to the Property and located in or around the region in
     which the Property is located. Notwithstanding the foregoing, Borrower
     shall not be required to obtain such a policy, provided (I) Borrower
     confirms to Lender, in writing, that it shall protect and hold Lender
     harmless from any losses associated with such risks by, among other things,
     either (A) depositing with Lender sums sufficient to pay for all uninsured
     costs related to a Restoration of the Property following any act of
     terrorism (which sum shall be treated as a Net Proceeds Deficiency) and any
     remaining balance following a Restoration shall be remitted by Lender to
     Borrower in accordance with Section 6.4(b)(vii) hereof), or (B) at the
     option of Borrower prepaying the Loan in accordance with the terms hereof,
     including, without limitation, the payment of any Prepayment Consideration
     due in connection therewith; (II) Inland Western Retail Real Estate Trust,
     Inc. ("TERRORISM INSURANCE GUARANTOR") executes a guaranty, in form and
     substance satisfactory to Lender, guaranteeing in the event of any act of
     terrorism, payment to Lender of any sums that Borrower is obligated to pay
     to Lender under clause (I) above (which shall be applied in accordance with
     Section 6.4 hereof), and (III) Terrorism Insurance Guarantor maintains a
     net worth of at least $300,000,000 (as determined by such entity's most
     recent audited financial statements), such entity maintains a direct or
     indirect ownership interest in Borrower, and the aggregate loan-to-value
     ratio (as determined by Lender) ("LTV") for all properties on which such
     entity has a direct or indirect ownership interest shall not exceed 55%,
     however, Terrorism Insurance

                                       47

<Page>

     Guarantor may exceed the 55% LTV for a period not to exceed six (6) months
     out of any twelve (12) month period either 1) during the time period when
     Terrorism Insurance Guarantor is offering securities to the public, or 2)
     when in the business judgement of Terrorism Insurance Guarantor, exceeding
     an LTV of 55% is necessary given existing circumstances of the credit
     environment, but in no event shall the LTV exceed 65% if Terrorism
     Insurance Guarantor maintains a net worth greater than or equal to
     $300,000,000, but less than $400,000,000, or 70% if Terrorism Insurance
     Guarantor maintains a net worth of at least $400,000,000.

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

          (b)     All insurance provided for in Section 6.1(a) shall be obtained
under valid and enforceable policies (collectively, the "POLICIES" or in the
singular, the "POLICY"), and shall be subject to the approval of Lender as to
insurance companies, amounts, deductibles, loss payees and insureds. The
Policies shall be issued by financially sound and responsible insurance
companies authorized to do business in the State and having a rating of "A:X" or
better in the current Best's Insurance Reports and a claims paying ability
rating of "AA" or better by at least two (2) of the Rating Agencies including,
(i) Standard & Poor's Ratings Group, and (ii) Moody's Investors Services, Inc.
if Moody's Investors Service, Inc. is rating the Securities. The Policies
described in Section 6.1 (other than those strictly limited to liability
protection) shall designate Lender as loss payee. Not less than ten (10) days
prior to the expiration dates of the Policies theretofore furnished to Lender,
certificates of insurance evidencing the Policies accompanied by evidence
satisfactory to Lender of payment of the premiums due thereunder (the "INSURANCE
PREMIUMS"), shall be delivered by Borrower to Lender.

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

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

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

          (i)     no act or negligence of Borrower, or anyone acting for
     Borrower, or of any Tenant or other occupant, or failure to comply with
     the provisions of any Policy, which might otherwise result in a forfeiture
     of the insurance or any part thereof, shall in

                                       48
<Page>

     any way affect the validity or enforceability of the insurance insofar as
     Lender is concerned;

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

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

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

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

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

          Section 6.3    CONDEMNATION. Borrower shall promptly give Lender
notice of the actual or threatened commencement of any proceeding for the
Condemnation of the Property and shall deliver to Lender copies of any and all
papers served in connection with such proceedings. Lender may participate in any
such proceedings, and Borrower shall from time to time deliver to Lender all
instruments requested by it to permit such participation. Borrower shall, at its
expense, diligently prosecute any such proceedings, and shall consult with
Lender, its attorneys and experts, and cooperate with them in the carrying on or
defense of any such proceedings.

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<Page>

Notwithstanding any taking by any public or quasi-public authority through
Condemnation or otherwise (including but not limited to any transfer made in
lieu of or in anticipation of the exercise of such taking), Borrower shall
continue to pay the Debt at the time and in the manner provided for its payment
in the Note and in this Agreement and the Debt shall not be reduced until any
Award shall have been actually received and applied by Lender, after the
deduction of expenses of collection, to the reduction or discharge of the Debt.
Lender shall not be limited to the interest paid on the Award by the condemning
authority but shall be entitled to receive out of the Award interest at the rate
or rates provided herein or in the Note. If the Property or any portion thereof
is taken by a condemning authority, Borrower shall promptly commence and
diligently prosecute the Restoration of the Property and otherwise comply with
the provisions of Section 6.4. If the Property is sold, through foreclosure or
otherwise, prior to the receipt by Lender of the Award, Lender shall have the
right, whether or not a deficiency judgment on the Note shall have been sought,
recovered or denied, to receive the Award, or a portion thereof sufficient to
pay the Debt.

          Section 6.4    RESTORATION. The following provisions shall apply
in connection with the Restoration of the Property:

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

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

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

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

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

                                       50
<Page>

          Relevant Leasing Threshold to use the Net Proceeds for the restoration
          of the Property, or (2) in the event the Net Proceeds are Condemnation
          Proceeds, and (x) less than ten percent (10%) of the land constituting
          the Property is taken, and such land is located along the perimeter or
          periphery of the Property, and no portion of the Improvements is
          located on such land, or (y) Borrower is required under a Lease
          exceeding the Relevant Leasing Threshold to use the Net Proceeds for
          the restoration of the Property;

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

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

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

                  (F)  Lender shall be satisfied that the Restoration will be
          completed on or before the earliest to occur of (1) the Maturity Date,
          (2) the earliest dale required for such completion under the terms of
          any Leases, (3) such time as may be required under applicable zoning
          law, ordinance, rule or regulation in order to repair and restore the
          Property to the condition it was in immediately prior to such fire or
          other casualty or to as nearly as possible the condition it was in
          immediately prior to such taking, as applicable or (4) the expiration
          of the insurance coverage referred to in Section 6.l(a)(iii);

                  (G)  the Property and the use thereof after the Restoration
          will be in compliance with and permitted under all applicable zoning
          laws, ordinances, rules and regulations provided, however, that
          compliance with such zoning laws, ordinances, rules and regulations
          (including, without limitation, parking requirements) will not require
          restoration of the Improvements or the Property to

                                       51
<Page>

          a size, condition, or configuration materially different than that
          which existed immediately prior to such Casualty or taking;

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

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

                  (J)  the Debt Service Coverage Ratio, after giving effect to
          the Restoration, shall be equal to or greater than 2.1:1;

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

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

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

          (iii)   All plans and specifications required in connection with the
     Restoration shall be subject to prior review and acceptance in all respects
     by Lender and by an independent consulting engineer selected by Lender (the
     "CASUALTY CONSULTANT"), such review and acceptance not to be unreasonably
     withheld or delayed. Lender shall have the use of the plans and
     specifications and all permits, licenses and approvals required or obtained
     in connection with the Restoration. The identity of the contractors,
     subcontractors and materialmen engaged in the Restoration, as well as the
     contracts under which they have been engaged, shall be subject to prior
     review and acceptance by Lender

                                       52
<Page>

     and the Casualty Consultant, such review and acceptance not to be
     unreasonably withheld or delayed. All costs and expenses incurred by Lender
     in connection with making the Net Proceeds available for the Restoration
     including, without limitation, reasonable counsel fees and disbursements
     and the Casualty Consultant's fees, shall be paid by Borrower.

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

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

          (vi)    If at any time the Net Proceeds or the undisbursed balance
     thereof shall not, in the reasonable opinion of Lender in consultation with
     the Casualty Consultant, be sufficient to pay in full the balance of the
     costs which are estimated by the Casualty Consultant to be incurred in
     connection with the completion of the Restoration, Borrower shall deposit
     the deficiency (the "NET PROCEEDS DEFICIENCY") with Lender before any
     further disbursement of the Net Proceeds shall be made. The Net Proceeds
     Deficiency deposited with Lender shall he held by Lender and shall be
     disbursed for costs actually incurred in connection with the Restoration on
     the same conditions applicable to the

                                       53
<Page>

     disbursement of the Net Proceeds, and until so disbursed pursuant to this
     Section 6.4(b) shall constitute additional security for the Debt and other
     obligations under the Loan Documents.

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

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

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

          (e)     Lender shall with reasonable promptness following any Casualty
or Condemnation notify Borrower whether or not Net Proceeds are required to be
made available to Borrower for restoration pursuant to this Section 6.4.

                                   ARTICLE VII

                                  RESERVE FUNDS

          Section 7.1        REQUIRED REPAIR FUNDS.

          7.1.1   DEPOSITS. Borrower shall perform the repairs at the Property,
if any, as more particularly set forth on SCHEDULE III hereto within six (6)
months from the date of funding (such repairs hereinafter referred to as
"REQUIRED REPAIRS"). Borrower shall complete the Required Repairs on or before
the required deadline for each repair as set forth on SCHEDULE III. It shall be
an Event of Default under this Agreement if (i) Borrower does not complete the
Required Repairs at the Property by the required deadline for each repair as set
forth on SCHEDULE III, and (ii) Borrower does not satisfy each condition
contained in Section 7.1.2 hereof. Upon, the occurrence of such an Event of
Default, Lender, at its option, may withdraw all Required Repair

                                       54
<Page>

Funds from the Required Repair Account and Lender may apply such funds either to
completion of the Required Repairs at the Property or toward payment of the Debt
in such order, proportion and priority as Lender may determine in its sole
discretion. Lender's right to withdraw and apply Required Repair Funds shall be
in addition to all other rights and remedies provided to Lender under this
Agreement and the other Loan Documents. On the Closing Date, Borrower shall
deposit with Lender the amount for the Property set forth on such SCHEDULE III
hereto, if any, to perform the Required Repairs for the Property. Amounts so
deposited with Lender, if any, shall be held by Lender in an interest bearing
account. Amounts so deposited, if any, shall hereinafter be referred to as
Borrower's "REQUIRED REPAIR FUND" and the account, if any, in which such amounts
are held shall hereinafter be referred to as Borrower's "REQUIRED REPAIR
ACCOUNT."

          7.1.2   RELEASE OF REQUIRED REPAIR FUNDS. Lender shall disburse to
Borrower the Required Repair Funds from the Required Repair Account from time to
time upon satisfaction by Borrower of each of the following conditions: (i)
Borrower shall submit a written request for payment to Lender at least fifteen
(15) days prior to the date on which Borrower requests such payment be made and
specifies the Required Repairs to be paid, (ii) on the date such request is
received by Lender and on the date such payment is to be made, no Default or
Event of Default shall exist and remain uncured, (iii) Lender shall have
received a certificate from Borrower (A) stating that all Required Repairs at
the Property to be funded by the requested disbursement have been completed in
good and workmanlike manner and in accordance with all applicable federal, state
and local laws, rules and regulations, such certificate to be accompanied by a
copy of any license, permit or other approval by any Governmental Authority
required to commence and/or complete the Required Repairs, (B) identifying each
Person that supplied materials or labor in connection with the Required Repairs
performed at the Property to be funded by the requested disbursement under a
contract in excess of $50,000, and (C) stating that each Person who has supplied
materials or labor in connection with the Required Repairs to be funded by, the
requested disbursement has been paid in full or will be paid in full upon such
disbursement, such certificate to be accompanied by lien waivers or other
evidence of payment satisfactory to Lender, (iv) at Lender's option, a title
search for the Property indicating that the Property is free from all liens,
claims and other encumbrances not previously approved by Lender, and (v) Lender
shall have received such other evidence as Lender shall reasonably request that
the Required Repairs at the Property to be funded by the requested disbursement
have been completed and are paid for or will be paid upon such disbursement to
Borrower. Lender shall not be required to make disbursements from the Required
Repair Account with respect to the Property more than once each calendar month
and such disbursement shall be made only upon satisfaction of each condition
contained in this Section 7.1.2.

          Section 1.1    TAX AND INSURANCE ESCROW FUND. Borrower shall pay
to Lender on each Payment Date (a) one-twelfth of the Taxes that Lender
estimates will be payable during the next ensuing twelve (12) months in order to
accumulate with Lender sufficient funds to pay all such Taxes at least thirty
(30) days prior to their respective due dates and (b) one-twelfth of the
Insurance Premiums that Lender estimates will be payable for the renewal of the
coverage afforded by the Policies upon the expiration thereof in order to
accumulate with Lender sufficient funds to pay all such Insurance Premiums at
least thirty (30) days prior to the expiration of the Policies, (said amounts in
(a) and (b) above are hereinafter called the "TAX AND INSURANCE ESCROW FUND").
The Tax and Insurance Escrow Fund and the payments of interest or principal

                                       55
<Page>

or both, payable pursuant to the Note, shall be added together and shall be paid
as an aggregate sum by Borrower to Lender. Lender will apply the Tax and
Insurance Escrow Fund to payments of Taxes and Insurance Premiums required to be
made by Borrower pursuant to this Agreement and under the Mortgage. In making
any payment relating to the Tax and Insurance Escrow Fund, Lender may do so
according to any bill, statement or estimate procured from the appropriate
public office (with respect to Taxes) or insurer or agent (with respect to
Insurance Premiums) or from Borrower without inquiry into the accuracy of such
bill, statement or estimate or into the validity of any tax, assessment, sale,
forfeiture, tax lien or title or claim thereof, provided, however, Lender shall
use reasonable efforts to pay such real property taxes sufficiently early to
obtain the benefit of any available discounts of which it has knowledge. If the
amount of the Tax and Insurance Escrow Fund shall exceed the amounts due for
Taxes and Insurance Premiums, Lender shall, in its sole discretion, return any
excess to Borrower or credit such excess against future payments to be made to
the Tax and Insurance Escrow Fund. The Tax and Insurance Escrow Fund shall be
held by Lender in an interest-bearing account and shall at Lender's option be
held in Eligible Account at an Eligible Institution. Any interest earned on said
account shall be held in said account and credited toward future deposits to the
Tax and Insurance Escrow Fund. Any amount remaining in the Tax and Insurance
Escrow Fund after the Debt has been paid in full shall be returned to Borrower.
In allocating such excess, Lender may deal with the Person shown on the records
of Lender to be the owner of the Property. If at any time Lender reasonably
determines that the Tax and Insurance Escrow Fund is not or will not be
sufficient to pay Taxes or Insurance Premiums by the dates set forth above,
Lender shall notify Borrower of such determination and Borrower shall increase
its monthly payments to Lender by the amount that Lender estimates is sufficient
to make up the deficiency at least thirty (30) days prior to delinquency of the
Taxes or Insurance Premiums. Notwithstanding anything to the contrary
hereinbefore contained, in the event that Borrower provides (1) evidence
satisfactory to Lender that the Property is insured under a "blanket" policy
which is acceptable to Lender and which otherwise satisfies the requirements of
this Agreement and (2) evidence satisfactory to Lender that the Taxes for the
Property have been paid in accordance with the requirements set forth in this
Agreement, Lender will waive the requirement set forth herein for Borrower to
make deposits into the Tax and Insurance Escrow Fund for the payment of
insurance Premiums due on such "blanket" policy of insurance and for payment of
such Taxes, provided, however, Lender expressly reserves the right to require
Borrower to make deposits to the Tax and Insurance Escrow Fund for the payment
of Insurance Premiums if at any time the Property is not insured under a
"blanket" insurance policy which satisfies the requirements of this Agreement or
Taxes are not paid in accordance with the requirements of this Agreement.

          Section 7.3        REPLACEMENTS AND REPLACEMENT RESERVE.

          7.3.1   REPLACEMENT RESERVE FUND. Borrower shall pay to Lender on the
date hereof and on each Payment Date one twelfth of the amount (the "REPLACEMENT
RESERVE MONTHLY DEPOSIT") reasonably estimated by Lender in its sole discretion
to be due for replacements and repairs required to be made to the Property
during the calendar year (collectively, the "REPLACEMENTS"), which Replacement
Reserve Monthly Deposit shall be in an amount equal to no less than $0.l5 per
year per square foot of gross leasable area. Amounts so deposited shall
hereinafter be referred to as Borrower's "REPLACEMENT RESERVE FUND" and the
account in which such amounts are held shall hereinafter be referred to as
Borrower's "REPLACEMENT RESERVE ACCOUNT." Lender may reassess its estimate of
the amount necessary

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<Page>

for the Replacement Reserve Fund from time to time, and may increase the monthly
amounts required to be deposited into the Replacement Reserve Fund upon thirty
(30) days notice to Borrower if Lender determines in its reasonable discretion
that an increase is necessary to maintain the proper maintenance and operation
of the Property. Any amount held in the Replacement Reserve Account and
allocated for the Property shall be retained by Lender in an interest bearing
account, or, at the option of Lender, in an Eligible Account at an Eligible
Institution; PROVIDED, HOWEVER, that, any interest accrued on the amounts on
deposit in the Replacement Reserve Fund shall be disbursed to Borrower no more
than once per calendar year upon the written request of Borrower.
Notwithstanding anything to the contrary in this Section 7.3, Borrower shall not
be required to make Replacement Reserve Monthly Deposits, provided that: (i) no
Event of Default shall have occurred; and (ii) Borrower makes all necessary
Replacements and otherwise maintains the Property to Lender's satisfaction. Upon
notice from Lender following: (a) an Event of Default; or (b) the failure of
Borrower to make necessary Replacements or otherwise maintain the Property to
Lender's satisfaction, Borrower shall begin to deposit the Replacement Reserve
Monthly Deposit into the Replacement Reserve Fund beginning on the Payment Date
(as defined herein) immediately following the date of such notice.

          7.3.2   DISBURSEMENTS FROM REPLACEMENT RESERVE ACCOUNT.

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

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

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

                                       57
<Page>

7.3.2(e), each request for disbursement from the Replacement Reserve Account
shall be made only after completion of the Replacement for which disbursement is
requested. Borrower shall provide Lender evidence of completion satisfactory to
Lender in its reasonable judgment.

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

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

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

          7.3.3   PERFORMANCE OF REPLACEMENTS.

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

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<Page>

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

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

          (d)     In order to facilitate Lender's completion or making of the
Replacements pursuant to Section 7.3.3(c) above, Borrower grants Lender the
right to enter onto the Property and perform any and all work and labor
necessary to complete or make the Replacements and/or employ watchmen to protect
the Property from damage. All sums so expended by Lender, to the extent not from
the Replacement Reserve Fund, shall be deemed to have been advanced under the
Loan to Borrower and secured by the Mortgage. For this purpose Borrower
constitutes and appoints Lender its true and lawful attorney-in-fact with full
power of substitution to complete or undertake the Replacements in the name of
Borrower. Such power of attorney shall be deemed to be a power coupled with an
interest and cannot be revoked but shall only be effective following an Event of
Default. Borrower empowers said attorney-in-fact as follows: (i) to use any
funds in the Replacement Reserve Account for the purpose of making or completing
the Replacements; (ii) to make such additions, changes and corrections to the
Replacements as shall be necessary or desirable to complete the Replacements;
(iii) to employ such contractors, subcontractors, agents, architects and
inspectors as shall be required for such purposes; (iv) to pay, settle or
compromise all existing bills and claims which are or may become Liens against
the Property, or as may be necessary or desirable for the completion of the
Replacements, or for clearance of title; (v) to execute all applications and
certificates in the name of Borrower which may be required by any of the
contract documents; (vi) to prosecute and defend all actions or proceedings in
connection with the Property or the rehabilitation and repair of the Property;
and (vii) to do any and every act which Borrower might do in its own behalf to
fulfill the terms of this Agreement.

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

          (f)     Borrower shall permit Lender and Lender's agents and
representatives (including, without limitation, Lender's engineer, architect, or
inspector) or third parties making Replacements pursuant to this Section 7.3.3
to enter onto the Property during normal business

                                       59
<Page>

hours (subject to the rights of tenants under their Leases) to inspect the
progress of any Replacements and all materials being used in connection
therewith, to examine all plans and shop drawings relating to such Replacements
which are or may be kept at the Property, and to complete any Replacements made
pursuant to this Section 7.3.3. Borrower shall cause all contractors and
subcontractors to cooperate with Lender or Lender's representatives or such
other persons described above in connection with inspections described in this
Section 7.3.3(f) or the completion of Replacements pursuant to this Section
7.3.3.

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

          (h)     The Replacements and all materials, equipment, fixtures, or
any other item comprising a part of any Replacement shall be constructed,
installed or completed, as applicable, free and clear of all mechanic's,
materialman's or other liens (except for those Liens existing on the date of
this Agreement which have been approved in writing by Lender).

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

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

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

          7.3.4   FAILURE TO MAKE REPLACEMENTS.

          (a)     It shall be an Event of Default under this Agreement if
Borrower fails to comply with any provision of this Section 7.3 and such failure
is not cured within thirty (30)

                                       60
<Page>

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

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

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

          7.3.6   INDEMNIFICATION. BORROWER SHALL INDEMNIFY LENDER AND HOLD
LENDER HARMLESS FROM AND AGAINST ANY AND ALL ACTIONS, SUITS, CLAIMS, DEMANDS,
LIABILITIES, LOSSES, DAMAGES, OBLIGATIONS AND COSTS AND EXPENSES (INCLUDING
LITIGATION COSTS AND REASONABLE ATTORNEYS FEES AND EXPENSES) ARISING FROM OR IN
ANY WAY CONNECTED WITH THE PERFORMANCE OF THE REPLACEMENTS UNLESS THE SAME ARE
SOLELY DUE TO GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF LENDER. BORROWER SHALL
ASSIGN TO LENDER ALL RIGHTS AND CLAIMS BORROWER MAY HAVE AGAINST ALL PERSONS OR
ENTITIES SUPPLYING LABOR OR MATERIALS IN CONNECTION WITH THE REPLACEMENTS;
PROVIDED, HOWEVER, THAT LENDER MAY NOT PURSUE ANY SUCH RIGHT OR CLAIM UNLESS AN
EVENT OF DEFAULT HAS OCCURRED AND REMAINS UNCURED.

          Section 7.4    INTENTIONALLY DELETED.

          Section 7.5    INTENTIONALLY DELETED.

          Section 7.6    INTENTIONALLY DELETED.

          Section 7.7    RESERVE FUNDS, GENERALLY.

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

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<Page>

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

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

          7.7.4   The Reserve Funds shall be held in interest bearing accounts.
All earnings or interest on the Reserve Funds shall be added to and become a
part of such Tax and Insurance Escrow Fund and shall be disbursed in the same
manner as other monies deposited in such Reserve Funds.

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

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

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

                                  ARTICLE VIII

                                    DEFAULTS

          Section 8.1    EVENT OF DEFAULT

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

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

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

          (iii)   if the Policies are not kept in full force and effect, or if
     certified copies of the Policies are not delivered to Lender within the
     time frame provided herein;

                                       62
<Page>

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

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

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

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

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

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

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

          (xi)    if any Purchase Price Adjustment is not timely paid in
     accordance with the Purchase Agreement following satisfaction of Borrower's
     reasonable documentation requirements of its seller under the Purchase
     Contract;

          (xii)   if Borrower shall continue to be in Default under any of the
     other terms, covenants or conditions of this Agreement not specified in
     subsections (i) to (xi) above, for ten (10) days after notice to Borrower
     from Lender, in the case of any Default which can be cured by the payment
     of a sum of money, or for thirty (30) days after notice from Lender in the
     case of any other Default; PROVIDED, HOWEVER, that if such non-monetary
     Default is susceptible of cure but cannot reasonably be cured within such
     30-day period

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     and provided further that Borrower shall have commenced to cure such
     Default within such 30-day period and thereafter diligently and
     expeditiously proceeds to cure the same, such 30-day period shall be
     extended for such time as is reasonably necessary for Borrower in the
     exercise of due diligence to cure such Default, such additional period not
     to exceed one hundred eighty (180) days; or

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

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

          Section 8.2    REMEDIES.

          (a)     Upon the occurrence of an Event of Default, all or any one or
more of the rights, powers, privileges and other remedies available to Lender
against Borrower under this Agreement or any of the other Loan Documents
executed and delivered by, or applicable to, Borrower or at law or in equity may
be exercised by Lender at any time and from time to time, whether or not all or
any of the Debt shall be declared due and payable, and whether or not Lender
shall have commenced any foreclosure proceeding or other action for the
enforcement of its rights and remedies under any of the Loan Documents with
respect to the Property. Any such actions taken by Lender shall be cumulative
and concurrent and may be pursued independently, singly, successively, together
or otherwise, at such time and in such order as Lender may determine in its sole
discretion, to the fullest extent permitted by law, without impairing or
otherwise affecting the other rights and remedies of Lender permitted by law,
equity or contract or as set forth herein or in the other Loan Documents.
Without limiting the generality of the foregoing, Borrower agrees that if an
Event of Default is continuing (i) Lender is not subject to any "one action" or
"election of remedies" law or rule, and (ii) all liens and other rights,
remedies or privileges provided to Lender shall remain in full force and effect
until Lender has exhausted all of its remedies against the Property and the
Mortgage has been foreclosed, sold and/or otherwise realized upon in
satisfaction of the Debt or the Debt has been paid in full. Without limiting the
generality of the foregoing, it is expressly agreed that upon any Event of
Default described in clause (xi) above, in addition to all other remedies
available to Lender,

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Lender shall have the right to enforce Indemnitor's guaranty of the payment of
the Purchase Price Adjustment, as set forth in the Indemnity Agreement, without
first resorting to or exhausting any security or collateral or without first
having recourse to any Loan Document or any of the Property through foreclosure
proceedings or otherwise.

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

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

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

          Section 8.3    REMEDIES CUMULATIVE; WAIVERS. The rights, powers
and remedies of Lender under this Agreement shall be cumulative and not
exclusive of any other right, power or remedy which Lender may have against
Borrower pursuant to this Agreement or the other Loan Documents, or existing at
law or in equity or otherwise. Lender's rights, powers and remedies may be
pursued singly, concurrently or otherwise, at such time and in such order as
Lender may determine in Lender's sole discretion. No delay or omission to
exercise any remedy, right or power accruing upon an Event of Default shall
impair any such remedy, right or

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<Page>

power or shall be construed as a waiver thereof, but any such remedy, right or
power may be exercised from time to time and as often as may be deemed
expedient. A waiver of one Default or Event of Default with respect to Borrower
shall not be construed to be a waiver of any subsequent Default or Event of
Default by Borrower or to impair any remedy, right or power consequent thereon.

                                   ARTICLE IX

                               SPECIAL PROVISIONS

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

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

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

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

          (d)     execute such amendments to the Loan Documents and
organizational documents as may be reasonably requested by the holder of the
Note or the Rating Agencies or otherwise to effect the Securitization; PROVIDED,
HOWEVER, that Borrower shall not be required to modify or amend any Loan
Document if such modification or amendment would (i) change the interest rate,
the stated maturity or the amortization of principal set forth in the Note, or
(ii) modify or amend any other material economic term of the Loan.

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

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

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

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

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Lender or Trustee (including attorneys' fees and costs reasonably incurred)
arising out of or in connection with the following:

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

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

          (iii)   material physical waste of the Property;

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

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

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

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

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

          (ix)    the breach of Borrower's indemnification obligation pursuant
     to Section 10.13(b) hereof with respect to a Purchase Price Adjustment.

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

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<Page>

forth in the Loan Documents, to provide financial information as required under
the Loan Documents subject to any applicable cure period (except for financial
information required to be delivered by the Major Tenants pursuant to their
respective Leases that has not been delivered to Borrower, provided Borrower has
requested such financial information from the Major Tenants, or to comply with
Section 4.1.30 hereof, or (III) failure of Borrower to obtain Lender's prior
written consent to any subordinate financing or other voluntary lien encumbering
the Property, or (IV) failure of Borrower to obtain Lender's prior written
consent to any assignment, transfer or conveyance of the Property, or any
portion thereof, or any interest therein as required by this Agreement.
Notwithstanding the provision set forth in clause (III) of this paragraph, a
voluntary lien OTHER THAN a lien securing an extension of credit filed against
the Property shall not constitute a recourse trigger for purposes of this
paragraph provided such lien (A) is fully bonded to the satisfaction of Lender
and discharged of record within ninety (90) days of filing, or (B) within such
ninety (90) day period, Lender receives affirmative title insurance from the
title insurance company insuring the lien of the Mortgage that such lien is
subject and subordinate to the lien of the Mortgage and no enforcement action is
commenced by the applicable lien holder.

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

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

          Section 9.7    SPLITTING THE LOAN. At the election of Lender in its
sole discretion, the Loan shall be split and severed into two or more loans
which shall not be cross-collateralized

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or cross-defaulted with each other. Borrower hereby agrees to deliver to Lender
to effectuate such severing of the Loan as reasonably requested by Lender, (a)
additional executed documents, or amendments and modifications to the Loan
Documents, (b) new opinions or updates to the opinions delivered to Lender in
connection with the closing of the Loan, (c) endorsements and/or updates to the
title insurance policies delivered to Lender in connection with the closing of
the Loan, and (d) any other certificates, instruments and documentation
reasonably determined by Lender as necessary or appropriate to such severance
(the items described in subsections (a) through (d) collectively hereinafter
shall be referred to as "SEVERING DOCUMENTATION"), which Severing Documentation
shall be acceptable to Lender in form and substance in its reasonable
discretion. Lender hereby agrees to be responsible for all reasonable
third-party expenses incurred in connection with the preparation and delivery of
the Severing Documentation and the effectuation of the uncrossing of the Loan
from the additional Loans. Borrower hereby acknowledges and agrees that upon
such severing of the Loan, Lender may effect, in its sole discretion, one or
more Securitizations of which the severed loans may be a part.

                                    ARTICLE X

                                  MISCELLANEOUS

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

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

          Section 10.3   GOVERNING LAW. THIS AGREEMENT SHALL BE DEEMED TO BE A
CONTRACT ENTERED INTO PURSUANT TO THE LAWS OF THE STATE IN WHICH THE PROPERTY IS
LOCATED AND SHALL IN ALL RESPECTS BE GOVERNED, CONSTRUED, APPLIED AND ENFORCED
IN ACCORDANCE WITH THE LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED AND
APPLICABLE FEDERAL LAWS.

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

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no notice to, or demand on Borrower, shall entitle Borrower to any other or
future notice or demand in the same, similar or other circumstances.

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

          Section 10.6   NOTICES. All notices, consents, approvals and requests
required or permitted hereunder or under any other Loan Document except as
otherwise provided in Section 1.01 of the Rider to the Mortgage, shall be given
in writing and shall be effective for all purposes if hand delivered or sent by
(a) certified or registered United States mail, postage prepaid, return receipt
requested or (b) expedited prepaid delivery service, either commercial or United
States Postal Service, with proof of attempted delivery, and by telecopier (with
answer back acknowledged), addressed as follows (or at such other address and
Person as shall be designated from time to time by any party hereto, as the case
may be, in a written notice to the other parties hereto in the manner provided
for in this Section):

          If to Lender:

                 KeyBank National Association
                 911 Main Street, Suite 1500
                 Kansas City, Missouri 64105
                 Attention: Loan Servicing

          If to Trustee:

                 Kenneth F. Plifka
                 Stutzman, Bromberg, Esserman & Plifka
                 2323 Bryan Street, 22nd Floor
                 Dallas, Texas 75201

          If to Borrower:

                 Inland Western North Richland Hills Davis Limited Partnership
                 c/o Inland Western Retail Real Estate Trust, Inc.
                 2901 Butterfield Road
                 Oak Brook, IL 60523
                 Attention: Roberta Matlin

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          With a copy to:

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

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

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

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

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

          Section 10.10  PREFERENCES. Lender shall have the continuing and
exclusive right to apply or reverse and reapply any and all payments by Borrower
to any portion of the obligations of Borrower hereunder. To the extent Borrower
makes a payment or payments to Lender, which payment or proceeds or any part
thereof are subsequently invalidated, declared to be fraudulent or preferential,
set aside or required to be repaid to a trustee, receiver or any other party
under any bankruptcy law, state or federal law, common law or equitable cause,
then, to the extent of such payment or proceeds received, the obligations
hereunder or part thereof intended to be satisfied shall be revived and continue
in full force and effect, as if such payment or proceeds had not been received
by Lender.

          Section 10.11  WAIVER OF NOTICE. Borrower shall not be entitled to any
notices of any nature whatsoever from Lender except with respect to matters for
which this Agreement or

                                       72

<Page>

the other Loan Documents specifically and expressly provide for the giving of
notice by Lender to Borrower and except with respect to matters for which
Borrower is not, pursuant to applicable Legal Requirements, permitted to waive
the giving of notice. Borrower hereby expressly waives the right to receive any
notice from Lender with respect to any matter for which this Agreement or the
other Loan Documents do not specifically and expressly provide for the giving of
notice by Lender to Borrower.

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

          Section 10.13  EXPENSES: INDEMNITY.

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

                                       73
<Page>

costs and expenses to the extent the same arise by reason of the gross
negligence, illegal acts, fraud or willful misconduct of Lender.

          (b)     BORROWER SHALL INDEMNIFY, DEFEND AND HOLD HARMLESS LENDER FROM
AND AGAINST ANY AND ALL OTHER LIABILITIES, OBLIGATIONS, LOSSES, DAMAGES,
PENALTIES, ACTIONS, JUDGMENTS, SUITS, CLAIMS, COSTS, EXPENSES AND DISBURSEMENTS
OF ANY KIND OR NATURE WHATSOEVER (INCLUDING, WITHOUT LIMITATION, THE REASONABLE
FEES AND DISBURSEMENTS OF COUNSEL FOR LENDER IN CONNECTION WITH ANY
INVESTIGATIVE, ADMINISTRATIVE OR JUDICIAL PROCEEDING COMMENCED OR THREATENED,
WHETHER OR NOT LENDER SHALL BE DESIGNATED A PARTY THERETO), THAT MAY BE IMPOSED
ON, INCURRED BY, OR ASSERTED AGAINST LENDER IN ANY MANNER RELATING TO OR ARISING
OUT OF (I) ANY BREACH BY BORROWER OF ITS OBLIGATIONS UNDER, OR ANY MATERIAL
MISREPRESENTATION BY BORROWER CONTAINED IN, THIS AGREEMENT OR THE OTHER LOAN
DOCUMENTS, (II) THE USE OR INTENDED USE OF THE PROCEEDS OF THE LOAN OR (III) ANY
PURCHASE PRICE ADJUSTMENT (COLLECTIVELY, THE "INDEMNIFIED LIABILITIES"):
PROVIDED. HOWEVER. THAT BORROWER SHALL NOT HAVE ANY OBLIGATION TO LENDER
HEREUNDER TO THE EXTENT THAT SUCH INDEMNIFIED LIABILITIES ARISE FROM THE GROSS
NEGLIGENCE, ILLEGAL ACTS, FRAUD OR WILLFUL MISCONDUCT OF LENDER. TO THE EXTENT
THAT THE UNDERTAKING TO INDEMNIFY, DEFEND AND HOLD HARMLESS SET FORTH IN THE
PRECEDING SENTENCE MAY BE UNENFORCEABLE BECAUSE IT VIOLATES ANY LAW OR PUBLIC
POLICY, BORROWER SHALL PAY THE MAXIMUM PORTION THAT IT IS PERMITTED TO PAY AND
SATISFY UNDER APPLICABLE LAW TO THE PAYMENT AND SATISFACTION OF ALL INDEMNIFIED
LIABILITIES INCURRED BY LENDER,

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

          Section 10.15  OFFSETS, COUNTERCLAIMS AND DEFENSES. Any assignee of
Lender's interest in and to this Agreement, the Note and the other Loan
Documents shall take the same free and clear of all offsets, counterclaims or
defenses which are unrelated to such documents which Borrower may otherwise have
against any assignor of such documents, and no such unrelated counterclaim or
defense shall be interposed or asserted by Borrower in any action or proceeding
brought by any such assignee upon such documents and any such right to interpose
or assert any such unrelated offset, counterclaim or defense in any such action
or proceeding is hereby expressly waived by Borrower.

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

          (a)     Borrower and Lender intend that the relationships created
hereunder and under the other Loan Documents be solely that of borrower and
lender. Nothing herein or therein is intended to create a joint venture,
partnership, tenancy-in-common, or joint tenancy

                                       74
<Page>

relationship between Borrower and Lender nor to grant Lender any interest in the
Property other than that of mortgagee, beneficiary or lender.

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

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

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

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

          Section 10.20  CONFLICT: CONSTRUCTION OF DOCUMENTS: RELIANCE. In the
event of any conflict between the provisions of this Loan Agreement and any of
the other Loan Documents, the provisions of this Loan Agreement shall control.
The parties hereto acknowledge that they were represented by competent counsel
in connection with the negotiation, drafting and execution of the Loan Documents
and that such Loan Documents shall not. be subject to the principle of
construing their meaning against the party which drafted same. Borrower
acknowledges that, with respect to the Loan, Borrower shall rely solely on its
own

                                       75
<Page>

judgment and advisors in entering into the Loan without relying in any manner on
any statements, representations or recommendations of Lender or any parent,
subsidiary or Affiliate of Lender. Lender shall not be subject to any limitation
whatsoever in the exercise of any rights or remedies available to it under any
of the Loan Documents or any other agreements or instruments which govern the
Loan by virtue of the ownership by it or any parent, subsidiary or Affiliate of
Lender of any equity interest any of them may acquire in Borrower, and Borrower
hereby irrevocably waives the right to raise any defense or take any action on
the basis of the foregoing with respect to Lender's exercise of any such rights
or remedies. Borrower acknowledges that Lender engages in the business of real
estate financings and other real estate transactions and investments which may
be viewed as adverse to or competitive with the business of Borrower or its
Affiliates.

          Section 10.21  BROKERS AND FINANCIAL ADVISORS. BORROWER HEREBY
REPRESENTS THAT IT HAS DEALT WITH NO FINANCIAL ADVISORS, BROKERS, UNDERWRITERS,
PLACEMENT AGENTS, AGENTS OR FINDERS IN CONNECTION WITH THE TRANSACTIONS
CONTEMPLATED BY THIS AGREEMENT OTHER THAN INLAND MORTGAGE CORP. BORROWER HEREBY
AGREES TO INDEMNIFY, DEFEND AND HOLD LENDER HARMLESS FROM AND AGAINST ANY AND
ALL CLAIMS, LIABILITIES, COSTS AND EXPENSES OF ANY KIND (INCLUDING LENDER'S
REASONABLE ATTORNEYS' FEES AND EXPENSES) IN ANY WAY RELATING TO OR ARISING FROM
A CLAIM BY ANY PERSON THAT SUCH PERSON ACTED ON BEHALF OF BORROWER OR LENDER IN
CONNECTION WITH THE TRANSACTIONS CONTEMPLATED HEREIN. THE PROVISIONS OF THIS
SECTION 10.21 SHALL SURVIVE THE EXPIRATION AND TERMINATION OF THIS AGREEMENT AND
THE PAYMENT OF THE DEBT.

          Section 10.22  PRIOR AGREEMENTS. This Agreement and the other Loan
Documents contain the entire agreement of the parties hereto and thereto in
respect of the transactions contemplated hereby and thereby, and all prior
agreements or understandings among or between such parties, whether oral or
written, including, without limitation, the Commitment Letter dated
_______________, 2004 between Borrower and Lender are superseded by the terms of
this Agreement and the other Loan Documents and unless specifically set forth in
a writing contemporaneous herewith the terms, conditions and provisions of such
prior agreement do not survive execution of this Agreement.

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

          [THE BALANCE OF THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK]

                                       76
<Page>

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

                                BORROWER:

                                INLAND WESTERN NORTH RICHLAND
                                HILLS DAVIS LIMITED PARTNERSHIP, an
                                Illinois limited partnership

                                By:   Inland Western North Richland Hills Davis
                                      GP, L.L.C., a Delaware limited liability
                                      company, its general partner

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

                                            By:   /s/ Valerie Medina
                                                  ------------------------------
                                                  Name: Valerie Medina
                                                  Title: Asst Secretary

                                KEYBANK NATIONAL ASSOCIATION, a
                                national banking association

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

                                       77
<Page>

                                 ACKNOWLEDGMENT

STATE OF Illinois

COUNTY OF DuPage

     On this 6th day of August, 2004, before me, Susan Maret, a Notary Public in
and for said state, personally appeared Valerie Medina, who being by me duly
sworn did say that she is the Asst Secretary of Inland Western Retail Real
Estate Trust, Inc., a Maryland corporation, the sole member of Inland Western
North Richland Hills Davis GP, L.L.C., a Delaware limited liability company, the
general partner of lnland Western North Richland Hills Davis Limited
Partnership, an Illinois limited partnership, and that the within instrument was
signed and sealed in behalf of said corporation in behalf of said limited
liability company by authority of its board of directors, and acknowledged said
instrument to be the free act and deed of said corporation in behalf of said
limited liability company for the purposes therein stated.

        OFFICIAL SEAL
        SUSAN M. MARET
NOTARY PUBLIC-STATE OF ILLINOIS
 MY COMMISSION EXPIRES: 12/8/07

[Notarial Seal]                                          Susan M. Maret
                                                --------------------------------
                                                   Print Name: Susan M. Maret
                                                              ------------------

My commission expires:   12/8/07
                       ------------

                                       78
<Page>

                                   SCHEDULE 1

                              Intentionally Omitted

                                     SCH. X-I
<Page>

                                   SCHEDULE II

                                    RENT ROLL

                                   (next page)

                                    SCH. X-2
<Page>

28-Jul-04 04:49 PM               Inland Western                         MS0515_1
OMEAHAWM              Commercial Tenant Rent Roll (Annual)                PAGE 1
                                For July 28, 2004

Building: DAVIS TOWNE CROSSING (5014)
Owner: { }

<Table>
<Caption>
Bldg                  Tenant/        Area            Rent     Rent      Annual     Rate/         - Additional Rent / Sq ft -
Mgr   Uni  Te        Trade Name     (sq ft)   Opt    From      To        Rent     Sq. Foot  Typ   CAM       Taxes      Insur  Other
----  ---  --   ------------------- -------  -----  --------  ------- ----------  --------  ---  -----      ------     -----  -----
<S>   <C>   <C> <C>                   <C>    <C>    <C>       <C>      <C>           <C>    <C>   <C>        <C>        <C>    <C>
5014   1    1   SCRAPBOOK PALACE      3,000         10/2003   10/2007  57,000.00     19.00  RET   1.70       2.50       0.00   0.00
  LA            SCRAPBOOKS-N-GIFT            OPT 1  11/2007   10/2009  63,000.00     21.00

5014   2        VACANT                1,500         06/30/04           27,000.00     18.00  RET

5014   3        VACANT                1,560         06/30/04           28,080.00     18.00  RET

5014   4    1   FRIEDMANS JEWELER     1,727         10/2003   10/2008  32,812.92     19.00  RET   1.70       2.25       0.00   0.00
  LA            F.I. STORES, L.P.            OPT 1  11/2008   10/2011  32,812.92     19.00
                                             OPT 2  11/2011   10/2014  34,539.96     20.00
                                             OPT 3  11/2014   10/2017  36,267.00     21.00

5014   5    1   LUXURY NAILS          1,400         09/2003   09/2008  29,400.00     21.00  RET   1.70       2.25       0.00   0.00
  LA            HUYEN NGUYEN                 OPT 1  10/2008   09/2013  32,199.96     23.00

5014   6    1   PAYLESS SHOESOURC     3,000         07/2003   07/2008  54,000.00     18.00  RET   1.50       0.00       0.00   0.00
  LA            PAYLESS SHOESOURC                   08/2008   07/2013  57,000.00     19.00
                                             OPT 1  08/2013   07/2018  62,259.96     20.75
                                             OPT 2  08/2018   07/2023  65,250.00     21.75

5014   7    1   RADIOSHACK            2,400         09/2003   08/2008  48,000.00     20.00  RET   1.85       2.00       0.00   0.00
  LA            RADIOSHACK CONPOR            OPT 1  09/2008   08/2013  52,800.00     22.00
                                             OPT 2  09/2013   08/2018  57,600.00     24.00
                                             OPT 3  09/2018   08/2023  63,840.00     26.60

5014   8    1   COTTON PATCH CAFE     4,400         12/2003   11/2008  87,999.96     20.00  RET   1.70       2.25       0.00   0.00
  LA            COTTON PATCH CAFE            OPT 1  12/2008   11/2013  96,799.92     22.00

5014   9    1   H & R BLOCK           2,264         11/2003   05/2007  45,279.96     20.00  RET   1.70       2.25       0.00   0.00
  LA            H & R BLOCK AND A            OPT 1  06/2007   05/2010  48,675.96     21.50

5014  10    1   EB GAMES              1,500         09/2003   09/2008  31,500.00     21.00  RET   1.75       2.50       0.00   0.00
  LA            ELECTRONIC BOUTIQ            OPT 1  10/2008   09/2013  34,500.00     23.00
                                             OPT 2  10/2013   09/2018  37,950.00     25.30

5014  11    1   SPORTS CLIPS          1,440         09/2003   08/2008  28,800.00     20.00  RET   1.45       2.25       0.00   0.00
  LA            4 PROPHETS, LLC              OPT 1  09/2008   08/2013  31,680.00     22.00
                                             OPT 2  09/2013   08/2018  34,560.00     24.00

5014  12    1   THE UPS STORE         1,400         03/2004   02/2009  26,599.92     19.00  RET   1.65       2.19       0.00   0.00
  LA            MAILIN INC                   OPT 1  03/2009   02/2014       0.00      0.00

5014  13    1   QUIZNO'S CLASSIC      1,600         12/2003   11/2008  30,399.96     19.00  RET   1.50       2.00       0.00   0.00
  LA            C.R.U.S.T. FOOD G                   12/2008   11/2013  31,999.92     20.00
                                             OPT 1  12/2013   11/2018       0.00      0.00
</Table>

<Page>

28-Jul-04 04:49 PM               Inland Western                         MS0516_1
OMEAHAWM              Commercial Tenant Rent Roll (Annual)                PAGE 2
                                For July 28, 2004

Building: DAVIS TOWNE CROSSING (5014)
Owner: { }

<Table>
<Caption>
Bldg                  Tenant/        Area            Rent     Rent      Annual     Rate/         - Additional Rent / Sq ft -
Mgr   Uni  Te        Trade Name     (sq ft)   Opt    From      To        Rent     Sq. Foot  Typ   CAM        Taxes     Insur  Other
----  ---  --   ------------------- -------  -----  --------  ------- ----------  --------  ---  -----      ------     -----  -----
<S>   <C>   <C> <C>                  <C>     <C>    <C>       <C>     <C>            <C>    <C>   <C>         <C>       <C>    <C>
5014  14    1   LADY USA FITNESS      6,000         10/2003   10/2008 102,000.00     17.00  RET   1.70        2.25      0.00   0.00
  LA            LADY USA FITNESS             OPT 1  11/2008   10/2013 112,500.00     18.75
                                             OPT 1  11/2013   10/2018 123,600.00     20.60

5014  15        VACANT                4,144         06/30/04           74,592.00     18.00  RET

5014  16    1   WASHINGTON MUTUAL     4,000         08/2003   08/2013  84,999.96     21.25  RET   1.50        0.00      0.00   0.00
  LA            WASHINGTON MUTUAL                   09/2013   08/2023  93,500.04     23.38
                                                    09/2023   08/2028 102,849.96     25.71
                                             OPT 1  09/2028   08/2033       0.00      0.00
                                             OPT 1  09/2033   08/2038       0.00      0.00
                                             OPT 1  09/2038   08/2043       0.00      0.00
                                             OPT 1  09/2041   08/2048       0.00      0.00

5014  17        VACANT                   54         06/30/04                0.00      0.00  STO

                                    -------                           ----------                 -----      ------     -----   ----

Totals for DAVIS TOWNE CROSSING (5014)
OCCUPIED TOTAL                       34,131                           658,792.68            CAM       1.65
VACANT TOTAL                          7,258                           129,672.00            TAX       1.79
                                    -------                           ----------            INS       0.00
GROSS TOTAL                          41,389                           788,464.68            OTH       0.00

                AVERAGE RENT PER SQUARE FOOTAGE WITHIN CATEGORIES
                              (Applicants Excluded)

<Caption>
          STATUS      TOT UNITS   0-2,500   2,501-5,000   5,001-8,000   8,001-15,000   15,001-25,000   25,001+
        -----------   ---------   -------   -----------   -----------   ------------   -------------   -------
        <S>                  <C>    <C>           <C>           <C>             <C>             <C>       <C>
        Vacant                4     12.00         18.00          0.00           0.00            0.00      0.00
        Occupied             13     19.88         19.56         17.00           0.00            0.00      0.00
        Both                 17     17.73         19.25         17.00           0.00            0.00      0.00
        ===========   =========   =======   ===========   ===========   ============   =============   =======

Totals for Report
OCCUPIED TOTAL                       34,131                           658,792.68            CAM       1.65
VACANT TOTAL                          7,258                           129,672.00            TAX       1.79
                                    -------                           ----------            INS       0.00
GROSS TOTAL                          41,389                           788,464.68            OTH       0.00

                AVERAGE RENT PER SQUARE FOOTAGE WITHIN CATEGORIES
                              (Applicants Excluded)

<Caption>
          STATUS      TOT UNITS   0-2,500   2,501-5,000   5,001-8,000   8,001-15,000   15,001-25,000   25,001+
        -----------   ---------   -------   -----------   -----------   ------------   -------------   -------
        <S>                  <C>    <C>           <C>           <C>             <C>             <C>       <C>
        Vacant                4     12.00         18.00          0.00           0.00            0.00      0.00
        Occupied             13     19.88         19.56         17.00           0.00            0.00      0.00
        Both                 17     17.73         19.25         17.00           0.00            0.00      0.00
        ===========   =========   =======   ===========   ===========   ============   =============   =======
</Table>

END OF REPORT
<Page>

                                  SCHEDULE III

                                REQUIRED REPAIRS

                                     [NONE]

                                    SCH. X-3
<Page>

                                   SCHEDULE IV

                              Intentionally omitted

                                    SCH. X-4
<Page>

                                   SCHEDULE V

                              Intentionally omitted

                                    SCH. X-5
<Page>

                                   SCHEDULE VI

                              AFFILIATE AGREEMENTS

                              MANAGEMENT AGREEMENT

                                    SCH. X-6
<Page>

                              MANAGEMENT AGREEMENT

     IN CONSIDERATION of the mutual covenants and agreements herein contained,
Inland Western North Richland Hills Limited Partnership, an Illinois limited
partnership ("OWNER") and Inland Southwest Management Corp., a Delaware
corporation ("MANAGER"), agree as follows;

     1.   OWNER hereby employs the MANAGER exclusively to rent, lease, operate
and manage the property commonly known as Davis Towne Crossing located in North
Richland Hills, Texas, and legally described on Exhibit "A" attached hereto and
made a part hereof (the "Premises"), upon the terms and conditions hereinafter
set forth, for a term beginning on the 30th day of June, 2004 and ending on the
31st day of December, 2004 and thereafter for three successive three year
renewal periods, with the first such three year renewal period commencing on
January 1 of 2005 and ending December 31 of 2007, unless on or before thirty
(30) days prior to the date last above mentioned or on or before thirty (30)
days prior to the expiration of any such renewal period, MANAGER shall notify
OWNER in writing that it elects to terminate this Agreement, in which case this
Agreement shall be thereby terminated on said last mentioned date. In addition,
and notwithstanding the foregoing, OWNER may terminate this Agreement at any
time upon delivery of written notice to MANAGER not less than thirty (30) days
prior to the effective date of termination, in the event of (and only in the
event of) a showing by OWNER of willful misconduct, gross negligence, or
deliberate malfeasance by MANAGER in the performance of MANAGER'S duties
hereunder. In the event this Agreement is terminated for any reason prior to the
expiration of its original term or any renewal term, the OWNER shall indemnify,
protect, defend, save and hold the MANAGER and all of its shareholders,
officers, directors,

<Page>

employees, MANAGERS, successors and assigns (collectively, "Indemnified
Parties") harmless from and against any and all claims, causes of action,
demands, suits, proceedings, loss, Judgments, damage, awards, liens, fines,
costs, attorney's fees and expenses, of every kind and nature whatsoever
(collectively, "Losses"), which may be imposed on or incurred by the MANAGER by
reason of the willful misconduct, gross negligence and/or unlawful acts (such
unlawfulness having been adjudicated by a court of proper jurisdiction) of
OWNER.

     2.   THE MANAGER AGREES:

     2.1  To accept the management of the Premises, to the extent, for the
period, and upon the terms herein provided and agrees to furnish the services of
its organization for the rental, leasing, operation and management of the
Premises, and, without limiting the generality of the foregoing, the MANAGER
agrees to be responsible for those specific duties and functions set forth in
Section 3 hereof. MANAGER shall be entitled at ail times to manage the Premises
in accordance with the MANAGER'S standard operating policies and procedures,
except to the extent that any specific provisions contained herein are to the
contrary, in which case MANAGER shall manage the Premises consistent with such
specific provisions. MANAGER agrees to use its best efforts to maintain the
highest occupancy at the highest rents for each space comprising the Premises.

     2.2  To render monthly reports for the Premises to the OWNER, to the
attention of the individual and address as directed by the OWNER from time to
time, and to remit to the OWNER the excess of Gross Income (as defined in
Section 3.3 hereof) over expenses paid per Section 3.4 hereof ("Net Proceeds")
for each month on or before the 15th day of the following month. MANAGER will
remit the Net Proceeds to the OWNER at the address

                                      - 2 -
<Page>

as stated in Section 6.1 hereof. The reports to be submitted shall consist of
the MANAGER'S Commercial Income Report and Commercial Budget Variance Report,
(samples of which are attached as "Exhibit B") and such other monthly, quarterly
and annual reports as are customary in commercial property management
relationships and as reasonably requested by OWNER in writing from time to time.

     2.3  In case the expenses paid per Section 3.4 hereof shall be in excess of
the Gross Income for any monthly period, MANAGER shall notify OWNER of same and
OWNER agrees to pay such excess Immediately upon request from the MANAGER, but
nothing herein contained shall obligate the MANAGER to advance its own funds on
behalf of the OWNER. All advances by MANAGER on behalf of OWNER shall be paid to
MANAGER by OWNER within ten (10) days after request.

     2.4  To prepare annualized budgets for operation of the Premises and submit
same to the OWNER for approval. Such budgets shall be for planning and
informational purposes only, and the MANAGER shall have no liability to the
OWNER for any failure to meet any such budget. However, MANAGER will use its
best efforts to operate the Premises within the approved budget. The parties
acknowledge that the first such annual budget has been prepared and approved for
the year commencing June 30th, 2004 and ending on December 31, 2004.
Notwithstanding the period covered by the first annual budget, all subsequent
annual budgets shall cover the period from January 1st of each year through
December 31st of such year. The proposed annual budget for each calendar year
shall be submitted by MANAGER to the OWNER by December 1st of the year preceding
the year for which it applies. OWNER shall notify MANAGER within fifteen (15)
days as to whether OWNER has approved the proposed annual budget or not. If the

                                      - 3 -
<Page>

OWNER disapproves the proposed budget, the OWNER shall notify the MANAGER of
what, specifically, OWNER disapproves of, and the OWNER and MANAGER shall make
the necessary amendments to the annual budget. During the time OWNER and MANAGER
are preparing these amendments, MANAGER will continue to operate the Premises
according to the last approved budget. The OWNER'S approval of the annual budget
shall constitute approval for the MANAGER to expend sums for all budgeted
expenditures, without the necessity to obtain additional approval of the OWNER
under any other expenditure limitations as set forth elsewhere in this
Agreement.

     3.   THE OWNER AGREES:

And does hereby give the MANAGER the following exclusive authority and powers
(all of which shall be exercised in the name of MANAGER, as MANAGER for the
OWNER) and the OWNER agrees to assume all expenses in connection therewith:

     3.1  To advertise the Premises or any part thereof and to display signs
thereon, as permitted by law; and to rent the same; to pay all expenses of
leasing the Premises, including but not limited to, newspaper and other
advertising, signage, banners, brochures, referral commissions, leasing
commissions, finder's fees and salaries, bonuses and other compensation of
leasing personnel responsible for the leasing of the Premises; to cause
references of prospective tenants to be investigated, it being understood and
agreed by the parties hereto that the MANAGER does not guarantee the credit
worthiness or collectibility of accounts receivable from tenants, users or
lessees; and to negotiate new leases and renewals and cancellations of existing
leases which shall be subject to the MANAGER obtaining OWNER'S approval. The
MANAGER may collect from tenants all or any of the following: a late rent
administrative charge, a non-negotiable check charge, credit report

                                      - 4 -
<Page>

fee, a subleasing administrative charge and/or broker's commission and need not
account for such charges and/or commission to the OWNER; to terminate tenancies
and to sign and serve in the name of the OWNER of the Premises such notices as
are deemed necessary by the MANAGER; to institute and prosecute actions to evict
tenants and to recover possession of the Premises or portions thereof; with the
OWNER'S authorization, to sue for in the name of the OWNER of the Premises and
recover rent and other sums due; and to settle, compromise, and release such
actions or suits, or reinstate such tenancies. All expenses of litigation
including, but not limited to, attorneys' fees, filing fees, and court costs
which MANAGER shall incur in connection with the collecting of rent and other
sums, or to recover possession of the Premises or any portion thereof shall be
deemed to be an operational expense of the Premises. MANAGER and OWNER shall
concur on the selection of the attorney to handle such litigation.

     3.2  To hire, supervise, discharge, and pay all labor required for the
operation and maintenance of the Premises including but not limited to on site
personnel, managers, assistant managers, leasing consultants, engineers,
janitors, maintenance supervisors and other employees required for the operation
and maintenance of the Premises, including personnel spending a portion of their
working hours (to be charged on a pro rata basis) at the Premises (all of whom
shall be deemed employees of the Premises, not of the MANAGER). All expenses of
such employment shall be deemed operational expenses of the Premises. To make or
cause to be made all ordinary repairs and replacements necessary to preserve the
Premises in its present condition and for the operating efficiency thereof and
all alterations required to comply with lease requirements, and to do decorating
on the Premises; to negotiate and enter into, as MANAGER of the OWNER of the

                                      - 5 -
<Page>

Premises, contracts far all items on budgets that have been approved by OWNER,
any emergency services or repairs for items not exceeding $5,000.00, appropriate
service agreements and labor agreements for normal operation of the Premises,
which have terms not to exceed three (3) years, and agreements for all budgeted
maintenance, minor alterations, and utility services, including, but not limited
to, electricity, gas, fuel, water, telephone, window washing, scavenger service,
landscaping, snow removal, pest exterminating, decorating and legal services in
connection with the leases and service agreements relating to the Premises, and
other services or such of them as the MANAGER may consider appropriate; and to
purchase supplies and pay all bills. MANAGER shall use its best efforts to
obtain the foregoing services and utilities for the Premises at the most
economical costs and terms available to MANAGER. The OWNER hereby appoints
MANAGER as OWNER'S authorized MANAGER for the purpose of executing, as managing
MANAGER for said OWNER, all such contracts. In addition, the OWNER agrees to
specifically assume in writing all obligations under all such contracts so
entered into by the MANAGER, on behalf of the OWNER of the Premises, upon the
termination of this Agreement and the OWNER shall indemnify, protect, save,
defend and hold the MANAGER and all of its shareholders, officers, directors,
employees, MANAGERS, successors and assigns harmless from and against any and
all claims, causes of action, demands, suits, proceedings, loss, judgments,
damage, awards, liens, fines, costs, attorney's fees and expenses, of every kind
and nature whatsoever, resulting from, arising out of or in any way related to
such contracts and which relate to or concern matters occurring after
termination of this Agreement, but excluding matters arising out of MANAGER'S
willful misconduct, gross negligence and/or unlawful acts. MANAGER shall

                                      - 6 -
<Page>

secure the approval of, and execution of appropriate contracts by, the OWNER for
any non-budgeted and non emergency/contingency capital items, alterations or
other expenditures in excess of $5,000.00 for any one item, securing for each
item at least three (3) written bids, if practicable, or providing evidence
satisfactory to OWNER that the contract amount is lower than industry standard
pricing, from responsible contractors. MANAGER shall have the right from time to
time during the term hereof, to contract with and make purchases from
subsidiaries and affiliates of the MANAGER, provided that contract rates and
prices are competitive with other available sources. The MANAGER may at any time
and from time to time request and receive the prior written authorization of the
OWNER of the Premises of any one or more purchases or other expenditures,
notwithstanding that the MANAGER may otherwise be authorized hereunder to make
such purchases or expenditures.

     3.3  To collect rents and/or assessments and other items, including but not
limited to tenant payments for real estate taxes, property liability and other
insurance, damages and repairs, common area maintenance, tax reduction fees and
all other tenant reimbursements, administrative charges, proceeds of rental
interruption insurance, parking fees, income from coin operated machines and
other miscellaneous income, due or to become due (all such items being referred
to herein as "Gross Income") and give receipts therefor and to deposit all such
Gross Income collected hereunder in the MANAGER'S custodial account which the
MANAGER will open and maintain, in a state or national bank of the MANAGER'S
choice and whose deposits are insured by the Federal Deposit Insurance
Corporation, exclusively for the Premises and any other properties owned by
OWNER (or any entity that is owned or controlled by the general partner of the
OWNER)

                                      - 7 -
<Page>

and managed by MANAGER. OWNER agrees that MANAGER shall be authorized to
maintain a reasonable minimum balance (to be determined jointly from time to
time) in such account. MANAGER may endorse any and all checks received in
connection with the operation of the Premises and drawn to the order of the
OWNER and the OWNER shall, upon request, furnish the MANAGER'S depository with
an appropriate authorization for the MANAGER to make such endorsement.

     3.4  To pay all expenses of the Premises from the Gross Income collected in
accordance with 3.3 above, from the MANAGER'S custodial account. It is
understood that the Gross Income will be used first to pay the compensation to
the MANAGER as contained in Paragraph 5 below, then operational expenses and
then any mortgage indebtedness, including real estate tax and insurance
impounds, but only as directed by the OWNER in writing and only if sufficient
Gross Income is available for such payments.

     3.5  Nothing in this Agreement shall be interpreted in such a manner as to
obligate the MANAGER to pay from Gross Income, any expenses incurred by OWNER
prior to the commencement of this Agreement, except to the extent the OWNER
advances additional funds to pall such expenses.

     3.6  To collect and handle tenants' security deposits, including the right
to apply such security deposits to unpaid rent, and to comply, on behalf of the
OWNER of the Premises, with applicable state or local laws concerning security
deposits and interest thereon, if any.

     3.7  The MANAGER shall not be required to advance any monies for the care
or management of the Premises, and the OWNER agrees to advance all monies
necessary therefor. If the MANAGER shall elect to advance any money in
connection with the

                                      - 8 -
<Page>

Premises, the OWNER agrees to reimburse the MANAGER forthwith and hereby
authorizes the MANAGER to deduct such advances from any monies due the OWNER.

     3.8  In connection with any insured losses or damages, to handle all steps
necessary regarding any such claim; provided that the MANAGER will not make any
adjustments or settlements in excess of $10,000.00 without the OWNER'S prior
written consent.

     3.9  Notwithstanding anything to the contrary contained in this Agreement,
OWNER acknowledges and agrees that any or all of the duties of MANAGER as
contained herein may be delegated by MANAGER and performed by a person or entity
("Submanager") with whom MANAGER contracts for the purpose of performing such
duties. OWNER specifically grants MANAGER the authority to enter into such a
contract with a Submanager; provided that OWNER shall have no liability or
responsibility to any such Submanager for the payment of the Submanager's fee or
for reimbursement to the Submanager of its expenses or to indemnify the
Submanager in any manner for any matter; and provided further that MANAGER
shall require such Submanager to agree, in the written agreement setting forth
the duties and obligations of such Submanager, to indemnify the OWNER for all
loss, damage or claims incurred by OWNER as a result of the willful misconduct,
gross negligence and/or unlawful acts of the Submanager. OWNER further
acknowledges and agrees that MANAGER may assign this Agreement and all of
MANAGER'S rights and obligations hereunder, to another management entity that is
then managing other property for OWNER ("Successor Manager"). OWNER specifically
grants MANAGER the authority to make such an assignment to a Successor Manager.

                                      - 9 -
<Page>

     4.   THE OWNER FURTHER AGREES:

     4.1  To indemnify, defend, protect, save and hold the MANAGER and all of
its shareholders, officers, directors, employees., agents, successors and
assigns (collectively, "Indemnified Parties") harmless from any and all claims,
causes of action, demands, suits, proceedings, loss, judgments, damage, awards,
liens, fines, costs, attorney's fees and expenses, of every kind and nature
whatsoever (collectively, "Losses") in connection with or in any way related to
the Premises and from liability for damage to the Premises and injuries to or
death of any person whomsoever, and damage to property; provided, however, that
such indemnification shall not extend to any such Losses arising out of the
willful misconduct, gross negligence and/or unlawful acts (such unlawfulness
having been adjudicated by a court of proper jurisdiction) of MANAGER or any of
the other Indemnified Parties. OWNER agrees to procure and carry at its own
expense Public Liability insurance, Fire and Extended Coverage Insurance,
Burglary and Theft Insurance, Rental Interruption Insurance, Flood Insurance (if
appropriate) and Boiler Insurance (if appropriate) naming the OWNER and the
MANAGER as insureds and adequate to protect their interests and in form,
substance, and amounts reasonably satisfactory to the MANAGER, and to furnish to
the MANAGER certificates and policies evidencing the existence of such
insurance. The premiums for all such insurance maintained by the OWNER shall be
paid by either the OWNER directly or, provided sufficient Gross Income is
available, by the MANAGER from such Gross Income. Unless the OWNER shall provide
such insurance and furnish such certificate and policy within ten (10) days from
the date of this Agreement, the MANAGER may, in its sole discretion, but shall
not be obligated to, place said insurance and charge the cost thereof to the
account of the OWNER. All such insurance policies shall provide

                                     - 10 -
<Page>

that the MANAGER shall receive thirty (30) days' written notice prior to
cancellation of the policy. MANAGER shall not be liable for any error of
judgment or for any mistake of fact or law, or for any thing which it may do or
refrain from doing, except in cases of willful misconduct, gross negligence
and/or unlawful acts (such unlawfulness having been adjudicated by a court of
proper Jurisdiction).

     4.2  OWNER hereby warrants and represents to MANAGER that to the best of
OWNER'S knowledge, neither the Premises, nor any part thereof, has previously
been or is presently being used to treat, deposit, store, dispose of or place
any hazardous substance, that may subject MANAGER to liability or claims under
the Comprehensive Environmental Response, Compensation and Liability Act of 1980
(42 U.S.C.A. Section 9607) or any constitutional provision, statute, ordinance,
law, or regulation of any governmental body or of any order or ruling of any
public authority or official thereof, having or claiming to have jurisdiction
thereover. Furthermore, OWNER agrees to indemnify, protect, defend, save and
hold the MANAGER and all of its shareholders, officers, directors, employees,
agents, successors and assigns harmless from any and all claims, causes of
action, demands, suits, proceedings, loss, judgments, damage, awards, liens,
fines, costs, attorney's fees and expenses, of every kind and nature whatsoever,
involving, concerning or in any way related to any past, current or future
allegations regarding treatment, depositing, storage, disposal or placement by
any party other than MANAGER of hazardous substances on the Premises.

     4.3  To give adequate advance written notice to the MANAGER if the OWNER
desires that the MANAGER make payment, out of Gross Income, to the extent funds
are available after the payment of the MANAGER'S compensation as contained in
Paragraph 5

                                     - 11 -

<Page>

and all operational expenses, of mortgage indebtedness, general taxes, special
assessments, or fire, boiler or any other insurance premiums. In no event shall
the MANAGER be required to advance its own money in payment of any such
indebtedness, taxes, assessments or premiums.

     5.   THE OWNER AGREES TO PAY THE MANAGER, AS A MONTHLY MANAGEMENT FEE
HEREUNDER, an amount no greater than four and one half percent (4 1/2%) of Gross
Income for the month for which the payment is made, which shall be deducted
monthly by the MANAGER and retained by the MANAGER from Gross Income prior to
payment to OWNER of Net Proceeds. Such Management Fee shall be compensation for
those services specified herein. Any services beyond those specified herein,
such as sales brokerage, construction management, loan origination and
servicing, property tax reduction and risK management services, shall be
performed by MANAGER and compensated by OWNER only if the parties agree on the
scope of such work and provided that the compensation to be paid therefor will
not exceed 90% of that which would be paid to unrelated parties providing such
services and provided further that all such compensation must be approved by a
majority of the independent directors of OWNER, OWNER acknowledges and agrees
that MANAGER may pay or assign all or any portion of its Management Fee to a
Submanager as described in section 3.9 hereof.

     5.1  MANAGER shall retain all administrative charges actually collected
from tenants in connection with annual common area maintenance reconciliations
and tenant chargebacks for same.

                                     - 12 -
<Page>

     6.   IT IS MUTUALLY AGREED THAT:

     6.1  OWNER shall designate one (1) person to serve as OWNER'S
Representative in all dealings with MANAGER hereunder. Whenever the notification
and reporting to OWNER or the approval, consent or other action of OWNER is
called for hereunder, any such notification and reporting if sent to or
specified in writing to the OWNER'S Representative, and any such approval,
consent or action if executed by OWNER'S Representative, shall be binding on
OWNER. The OWNER'S Representative shall be:

NAME                                  ADDRESS
----                                  -------

Roberta S. Matlin                     2901 Butterfield Road, Oak Brook, Illinois
                                      60523

     The OWNER'S Representative may be changed at the discretion of the OWNER,
at any time and from time to time, and shall be effective upon MANAGER'S receipt
of written notice of the new OWNER'S Representative.

     6.2  The OWNER expressly withholds from the MANAGER any power or authority
to make any structural changes in any building or to make any other major
alterations or additions in or to any such building or equipment therein, or to
incur any expense chargeable to the OWNER, other than expenses related to
exercising the express powers above vested in the MANAGER without the prior
written direction of the OWNER'S Representative, except such emergency repairs
as may be required to ensure the safety of persons or property or which are
immediately necessary for the preservation and safety of the Premises or the
safety of the tenants and occupants thereof or are required to avoid the
suspension of any necessary service to the Premises. The person identified above
as

                                     - 13 -
<Page>

the OWNER'S Representative (and any designated successor or successors to such
OWNER'S Representative) shall be the OWNER'S exclusive representative for all
purposes hereof, and the MANAGER shall have the absolute right to rely upon all
decisions, approvals and directions of such person. Such representative shall
have the right to designate a successor representative by written notice to the
MANAGER.

     6.3  The MANAGER shall be responsible for notifying OWNER in the event it
receives notice that any building on the Premises or any equipment therein does
not comply with the requirements of any statute, ordinance, law or regulation of
any governmental body or of any public authority or official thereof having or
claiming to have jurisdiction thereover, MANAGER shall promptly forward to the
OWNER any complaints, warnings, notices or summonses received by it relating to
such matters. The OWNER represents that to the best of its knowledge the
Premises and such equipment comply with all such requirements and authorizes the
MANAGER to disclose the OWNER of the Premises to any such officials and agrees
to indemnify, protect, defend, save and hold the MANAGER and the other
Indemnified Parties harmless of and from any and all Losses which may be imposed
on them or any of them by reason of the failure of OWNER to correct any present
or future violation or alleged violation of any and all present or future laws,
ordinances, statutes, or regulations of any public authority or official
thereof, having or claiming to have jurisdiction thereover, of which it has
actual notice.

     6.4  In the event it is alleged or charged that any building on the
Premises or any equipment therein or any act or failure to act by the OWNER with
respect to the Premises or the sale, rental, or other disposition thereof fails
to comply with, or is in violation of, any of the requirements of any
constitutional provision, statute, ordinance, law, or regulation of

                                     - 14 -
<Page>

any governmental body or any order or ruling of any public authority or official
thereof having or claiming to have jurisdiction thereover, and the MANAGER, in
its sole and absolute discretion, considers that the action or position of the
OWNER, with respect thereto may result in damage or liability to the MANAGER,
the MANAGER shall have the right to cancel this Agreement at any time by written
notice to the OWNER of its election so to do, which cancellation shall be
effective upon the service of such notice. Such notice may be served personally
or by registered mail, on or to the person named to receive the MANAGER'S
monthly statement at the address designated for such person as provided in
Paragraph 6.1 above, and if served by mall shall be deemed to have been served
when deposited in the mails. Such cancellation shall not release the indemnities
of the OWNER set forth in this Agreement, including, but not limited to, those
set forth in Paragraphs 1.3.2, 4.1, 4.2 and 6,3 above and shall not terminate
any liability or obligation of the OWNER to the MANAGER for any payment,
reimbursement, or other sum of money then due and payable to the MANAGER
hereunder.

     6.5  All personnel expenses, including but not limited to, wages, salaries,
insurance, fringe benefits, employment related taxes and other governmental
charges, shall be charges incurred in connection with the Premises for purposes
of Paragraph 3.4 hereof, to the extent such expenses are apportioned by the
MANAGER to services rendered for the benefit of the Premises. The number and
classification of employees serving the Premises shall be as determined by the
MANAGER to be appropriate for the proper operation of the Premises; provided
that the OWNER may request changes in the number and/or classifications of
employees, and the MANAGER shall make such changes unless in its judgment the
resulting level of operation and/or maintenance of the Premises

                                     - 15 -
<Page>

will be inadequate. The MANAGER shall honor any collective bargaining contract
covering employment at the Premises which is in effect upon the date of
execution of this Agreement; provided that the MANAGER shall not assume or
otherwise become a party to such contract for any purpose whatsoever and all
personnel subject to such contract shall be considered the employees of the
Premises and not the MANAGER.

     7.   The OWNER shall pay or reimburse the MANAGER for any sums of money due
it under this Agreement for services and advances prior to termination of this
Agreement. All provisions of this Agreement that require the OWNER to have
insured, or to protect, defend, save, hold and indemnify or to reimburse the
MANAGER shall survive any expiration or termination of this Agreement and, if
MANAGER is or becomes involved in any claim, proceeding or litigation by reason
of having been the MANAGER of the OWNER, such provisions shall apply as if this
Agreement were still in effect. The parties understand and agree that the
MANAGER may withhold funds for sixty (60) days after the end of the month in
which thus Agreement is terminated to pay bills previously incurred but not yet
invoiced and to close accounts. Should the funds withheld be insufficient to
meet the obligation of the MANAGER to pay bills previously incurred, the OWNER
will upon demand advance sufficient funds to the MANAGER to ensure fulfillment
of MANAGER'S obligation to do so, within ten (10) days of receipt of notice and
an itemization of such unpaid bills.

     8.   Nothing contained herein shall be construed as creating any rights in
third parties who are not the parties to this Agreement, nor shall anything
contained herein be construed to impose any liability upon OWNER or MANAGER for
the performance by the OWNER or MANAGER under any other agreement they have
entered into or may in the

                                     - 16 -
<Page>

future enter into, without the express written consent of the other having been
obtained. Nothing contained in this Agreement shall be deemed or construed to
create a partnership or joint venture between OWNER and MANAGER or to cause
either party to be responsible in any way for the debts or obligations of the
other or any other party (but nothing contained herein shall affect MANAGER'S
responsibility to transmit payments for the account of OWNER as provided
herein), it being the intention of the parties that the only relationship
hereunder is that of MANAGER and principal.

     9.   Wherever possible, each provision of this Agreement shall be
interpreted in such manner as to be effective and valid under applicable law,
but if any provision of this Agreement shall be prohibited or invalid under such
law, such provision shall be ineffective only to the extent of such prohibition
or invalidity, without invalidating the remainder of such provision or the
remaining provisions of this Agreement. This Agreement, its validity,
performance and enforcement shall be construed in accordance with, and governed
by, the laws of the State in which the Premises are located.

     10.  This Agreement shall be binding upon the successors and assigns of the
MANAGER and the heirs, administrators, executors, successors, and assignees of
the OWNER. This Agreement contains the entire Agreement of the parties relating
to the subject matter hereof, and there are no understandings, representations
or undertakings by either party except as herein contained. This Agreement may
be modified solely by a written agreement executed by both parties hereto.

     11.  If any party hereto defaults under the terms or conditions of this
Agreement, the defaulting party shall pay the non-defaulting party's court costs
and attorney's fees incurred in the enforcement of any provision of this
Agreement.

                                     - 17 -
<Page>

     12.  The failure of either party to this Agreement to, in any one or more
instances, insist upon the performance of any of the terms, covenants or
conditions of this Agreement, or to exercise any rights or privileges conferred
in this Agreement, shall not be construed as thereafter waiving any such terms,
covenants, conditions, rights or privileges, but the same shall continue in full
force and effect as if no such forbearance or waiver had occurred.

     13.  This Agreement is deemed to have been drafted jointly by the parties,
and any uncertainty or ambiguity shall not be construed for or against either
party as an attribution of drafting to either party.

     14.  All notices given under this Agreement shall be sent by certified
mail, return receipt requested, sent by facsimile transmission, or hand
delivered at:

FOR OWNER:                              FOR MANAGER:

Inland Western North Richland Hills     Inland Southwest Management Corp.
Davis Limited Partnership
ATTN: Roberta S. Matlin                 ATTN: Thomas P. McGuinness,
                                        President
2901 Butterfield Road                   2901 Butterfield Road

Oak Brook, Illinois 60523               Oak Brook, Illinois 60523

Fax: #630/218-4935                      Fax: #630/218-4928

                                     - 18 -
<Page>

     IN WITNESS WHEREOF, the parties hereto, have affixed or caused to be
affixed their respective signatures this 30th day of June, 2004.

MANAGER:                      OWNER:

INLAND SOUTHWEST              INLAND WESTERN NORTH RICHLAND
MANAGEMENT CORP.              HILLS DAVIS LIMITED PARTNERSHIP, an
                              Illinois limited partnership
                              By:  Inland Western North Richland Hills Davis
                                   GP, L.L.C., a Delaware limited liability
By: /s/ Robert M. Berg             company
    -----------------------
Its: Sr. Vice President
    -----------------------        By:  Inland Western Retail Real Estate
                                   Trust, Inc., a Maryland corporation, its sole
                                   member

                                   By:    /s/ Debra A Palmer
                                          --------------------------------------
                                   Name:  Debra A Palmer
                                          --------------------------------------
                                   Title: Asst Secretary
                                          --------------------------------------

                                     - 19 -
<Page>

                                  SCHEDULE VII

                              Intentionally Omitted

                                    SCH. X-7
<Page>

                                  SCHEDULE VIII

                              Intentionally Omitted

                                    SCH. X-8
<Page>

                                   SCHEDULE IX

                              Intentionally Omitted

                                     SCH X-9
<Page>

                                   SCHEDULE X

                         OTHER CONTRACT FUNDS AGREEMENTS

                                     [NONE]

                                    SCH. X-10

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