Document:

Agreement of Sale

  
 Exhibit 10.2

 AGREEMENT OF SALE 
 AGREEMENT OF SALE (this “Agreement”), dated as of October 15, 2010, between 90 HUDSON STREET, L.L.C., a New Jersey limited liability company, having an address c/o
Hartz Mountain Industries, 400 Plaza Drive, Secaucus, New Jersey 07096 (“90 Hudson”) and 90 HUDSON STREET URBAN RENEWAL ASSOCIATES, L.L.C., a New Jersey limited liability company, having an address c/o
Hartz Mountain Industries, 400 Plaza Drive, Secaucus, New Jersey 07096 (“90 Urban”) (90 Hudson and 90 Urban are collectively referred to herein sometimes as “Seller”) and RT 90 HUDSON, LLC, a
Delaware limited liability company, or its assignee as herein provided, having an address at c/o CB Richard Ellis Realty Trust, 47 Hulfish Street, Suite 210, Princeton, New Jersey 08542 (“Purchaser”). 

Preliminary Statement 
  

	A.	90 Hudson is the fee owner of certain premises located at 90 Hudson Street, Jersey City, New Jersey, as more particularly described in Exhibit A attached
hereto (the “Land”); and 

  

	B.	90 Urban has a leasehold estate in the Land pursuant to a Lease dated as of the 16th day of March, 1998, by and between 90 Hudson (as landlord) and 90 Urban (as
tenant), a Memorandum of which was dated March 16, 1998 and recorded February 23, 1999 in Deed Book 5403 page 72 (the “Land Lease”); and 

 

	C.	90 Hudson, has a leasehold estate in the office building premises located on the Land pursuant to that certain Lease dated as of March 16, 1998 by and between 90
Urban (as landlord) and 90 Hudson (as tenant), a Memorandum of which was recorded February 23, 1999, in Deed Book 5403 page 77 (the “Building Lease”) 

Seller desires to sell, convey, transfer and assign to Purchaser, and Purchaser desires to acquire from Seller, subject to the terms and
conditions of this Agreement, the Property (as hereinafter defined). 

  
 NOW, THEREFORE,
for and in consideration of the premises, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, the parties hereto agree as follows: 

ARTICLE I 

Sale of Property 
 1.1 Sale of Property. Seller hereby agrees to sell, assign and convey to Purchaser and Purchaser agrees to purchase from Seller, all of Seller’s right, title and interest in and to, the
following: 
 1.1.1. Land and Improvements. The Land, together with the office building, parking garage and other
improvements appurtenant thereto (the “Improvements”). 
 1.1.2. Leases. All leases,
subleases, licenses and other occupancy agreements, to which Seller or its predecessor in title is a party, as landlord or tenant, together with any and all amendments, modifications or supplements thereto and guarantees thereof with third-parties
(hereafter referred to, collectively, as the “Leases”) affecting the Property, and all rents, additional rents, reimbursements, profits, income, and receipts attributable to the period following the Closing, and subject to
Section 4.2.4 below, the security deposits under such Leases (collectively, the “Leasehold Property”); 
 1.1.3. Real Property. All rights, privileges and easements appurtenant to Seller’s interest in the Land and the Improvements, if any, including, without limitation, all of Seller’s
right, title and interest, if any, in and to the Land Lease and the Building Lease all easements, licenses, permits, covenants and other rights-of-way or other appurtenances used in connection with the beneficial use and enjoyment of the Land and
the Improvements and all other rights, privileges and appurtenances owned by Seller, if any, and related to the rights and interests described above in this paragraph and used in connection with the Real Property (the Land, the Improvements and all
of said easements, appurtenances and other rights are sometimes collectively referred to herein as the “Real Property”); 
 1.1.4. Personal Property. All personal property (including equipment), if any, owned by Seller and located on the Real Property as of the date hereof, all inventory located on the Real
Property on the date of Closing (hereinafter defined), and all fixtures (if any) owned by Seller and located on the Real Property as of the date hereof (the “Personal Property”); 

1.15 Tax Abatements. The Tax Abatement Agreement (as hereinafter defined); and 

1.1.6. Intangible Property. All trademarks and trade names, if any, used or useful in connection with the Real Property or
the Leasehold Property, but only to the extent that the same are not trademarks or trade names of Seller or of any Seller’s affiliates (as hereinafter defined) (collectively, the “Trade Names”), any guarantees, licenses,
approvals, certificates, permits and warranties relating to the property (to the extent assignable), collectively, the “Intangible Property”); and all books, records, tenant data, leasing and marketing material, current rent
rolls, files, tenant financial statements, keys, plans (including CAD drawings), specifications, reports, and tests owned by Seller, which are used by Seller in the use and operation of the Real Property or Personal Property (collectively, the
“Books and Records”). 

  
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(The Real Property, the Leasehold Property, the Personal Property, the Tax Abatement Agreements, the Trade Names, the Intangible Property and the Books and Records are sometimes collectively
hereinafter referred to as the “Property”). 
 ARTICLE II 

Purchase Price 
 2.1 Purchase Price. The purchase price for the Property shall be $155,000,000.00 (the “Purchase Price”), payable as follows: 

(a) Purchaser shall pay the Deposit (as defined in Section 3.1) to Escrow Agent pursuant to Section 3.1 to be
held and disbursed by Escrow Agent pursuant to the provisions hereof; 
 (b) Upon closing of title, subject to the terms and
conditions of this Agreement, Purchaser shall assume the Mortgage Loan (as defined in Section 2.2 hereof) and the obligation to pay the Mortgage Loan from and after the Closing Date; and 

(c) The balance of Purchase Price (i.e. the Purchase Price of $155,000,000.00, less the sum of: (i) the unamortized principal
balance of the Mortgage Loan as of the Closing Date, and (ii) the Deposit), plus or minus prorations provided in this Agreement, shall be paid in cash to Seller at closing by wire transfer of immediately available funds to Seller or its
designees. 
 2.2 Assumption of Mortgage. Purchaser shall purchase the Property subject to the existing mortgage
and assume the mortgage loan (hereinafter the “Mortgage Loan”), pursuant to a Mortgage, Assignment of Leases and Rents, Security Agreement and Fixture Filing Statement (the “Original Mortgage”) dated as of
January 14, 2000 and recorded January 18, 2000 in the office of the Register of Hudson County, New Jersey (the “Register’s Office”) in Mortgage Book 7331, Page 79, made by 90 Hudson and joined in by 90 Urban in favor of
Lender securing the Original Note as amended by a First Amendment to Mortgage, Assignment of Leases and Rents, Security Agreement and Fixture Filing Statement (the “Mortgage Amendment”) dated as of April 7, 2006 made by
90 Hudson and joined in by 90 Urban (the Original Mortgage as modified and amended by the Mortgage Amendment is hereinafter referred to as the “Mortgage”) and to Teachers Insurance and Annuity Association of America, 730 Third Avenue New
York, NY 10017 (“Lender”) provided, however, that the Lender approves in writing (i) the assumption and (ii) the sale of the Property to Purchaser subject to the lien of Lender’s mortgage. As of October 8, 2010 the
Mortgage Loan had a current balance of approximately $118,467,209.90 and escrow balances held by Lender under the Mortgage Loan as of October 8, 2010 were as follows approximately $379,212.10. Seller shall, subject to the provisions of
Section 4.2.8 hereof, receive either a return of all escrows and reserves held in escrow by or for Lender in connection with the Mortgage Loan or shall be reimbursed by Purchaser for the amount of such escrows and reserves at Closing
(the loan documents executed in connection with the Mortgage Loan and all amendments, restatements, replacements supplements and other modifications are described on Exhibit M attached hereto and incorporated herein by

  
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reference, and are herein referred to sometimes as the “Loan Documents”). Seller agrees, upon execution of this Agreement, to diligently pursue Lender’s written
approval of the Purchaser’s Loan assumption and to keep Purchaser informed with respect to its efforts to obtain the Initial Approval (as hereinafter defined) including providing Purchaser with copies of all written correspondence provided to
Lender, including but not limited to the written approval from the Lender when such approval has been granted (the “Initial Approval”). Purchaser agrees to cooperate in pursuing and obtaining Lender’s written approval of
the Purchaser’s Loan assumption and to keep Seller informed with respect to its efforts including providing Seller with copies of all written correspondence provided to Lender, including but not limited to the Initial Approval if obtained by
Purchaser. Seller shall promptly request the Initial Approval following the execution of this Agreement and shall use commercially reasonable efforts to comply with (a) all reasonable requests and reasonable requirements of Lender in connection
with obtaining the Initial Approval, including without limitation, the requirements set forth in the Loan Documents and (b) the terms and conditions set forth in the Initial Approval so long as such terms and conditions are materially
consistent with the Loan Documents or are market standard for loan assumptions of this type as of the date hereof. Upon receiving Initial Approval from the Lender, the parties shall cooperate with each other to satisfy the Lender’s requirements
consistent with the Loan Documents, including negotiation of an Assumption Agreement required by the Lender in connection with the Mortgage Loan (the “Loan Assumption Agreement”) and other documents reasonably required by the
Lender and consistent with the Loan Documents to reflect the assignment and assumption of the Mortgage Loan, including but not limited to the execution and delivery by Purchaser (and where applicable under the Loan Documents CBRE as guarantor and/or
indemnitor) of all applications, loan documents and other requirements of Lender consistent with the Loan Documents. Upon completion of such negotiations and agreement by the Lender, Purchaser and Seller as to the necessary forms, the Seller shall
notify Purchaser that the Lender is ready to proceed with the assumption (the “Lender’s Approval”). 

ARTICLE III 
 Deposit 
 3.1 Deposit. Within two (2) business days
after the execution of this Agreement and as a condition precedent to the effectiveness of this Agreement, Purchaser shall deposit One Million Five Hundred Thousand and 00/100 Dollars ($1,500,000.00) (the “Initial Deposit”)
with Chicago Title Insurance Company, or another title insurance company agreed upon by Seller and Purchaser (the “Escrow Agent”) in immediately available federal funds, the receipt of which is hereby acknowledged by Escrow
Agent’s execution hereof. Provided Purchaser shall not have terminated this Agreement pursuant to Section 5.1.1 hereof, within two (2) business days following the expiration of the Feasibility Period, as defined in
Section 5.1 of this Agreement, Purchaser shall deposit an additional Three Million and 00/100 Dollars ($3,000,000.00) (the “Additional Deposit”) with Escrow Agent in immediately available federal funds (the
Initial Deposit, together with the Additional Deposit, is hereinafter collectively referred to as the “Deposit”). 

  
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 3.2. Application
Upon Default. If the Closing occurs, the Deposit (excluding the interest thereon which shall be the property of Purchaser) shall be paid to Seller and credited against the Purchase Price at Closing. If the Purchaser defaults in its
obligation to purchase the Property (as determined in accordance with the terms hereof), the Deposit (including the interest thereon) shall be held and delivered as hereinafter provided in this Agreement in Article 13 hereof. 

3.3. Interest Bearing. The Deposit shall be invested in a registered money market fund investing exclusively in United
States Government Treasuries. To allow the interest bearing account to be opened, Purchaser’s tax identification or social security number is set forth below its signature. 

3.4. Escrow Agent. Escrow Agent is executing this Agreement to acknowledge Escrow Agent’s responsibilities hereunder,
which may be modified only by a written amendment signed by all of the parties, and as provided above, to acknowledge receipt of the Initial Deposit. Any amendment to this Agreement that is not signed by Escrow Agent shall be effective as to the
parties thereto, but shall not be binding on Escrow Agent. Escrow Agent shall accept the Deposit with the understanding of the parties that Escrow Agent is not a party to this Agreement except to the extent of its specific responsibilities
hereunder, and does not assume or have any liability for the performance or non-performance of Purchaser or Seller hereunder to either of them. Additional provisions with respect to the Escrow Agent are set forth in Section 17.15.

 ARTICLE IV 
 Closing, Prorations and Closing Costs 
 4.1 Closing. Subject
to the terms of Article 16 herein, the Closing shall occur, not later than 4 p.m. (New York local time) on the date which is fifteen (15) days after the latest to occur of: (i) the expiration of the Feasibility Period, (ii) the
Tax Abatement Approval Date (as hereinafter defined), (iii) Purchaser’s receipt notice from Seller of Lender’s Approval, (iv) Purchaser’s receipt of the executed Tenant Estoppel Certificate and Association Estoppel
Certificate in the form required herein and (v) the satisfaction, or written waiver by Purchaser, of the conditions to Closing described in Section 10.2, through a customary closing escrow arrangement with the Escrow Agent
reasonably acceptable to the parties. “Closing” shall be deemed to occur when the Purchase Price is paid and the Escrow Agent has been instructed by Seller and Purchaser to release escrow and record the Deed. The date of
Closing is referred to herein as the “Closing Date.” In the event the Closing does not occur and this Agreement is terminated pursuant to the provisions hereof, the Deposit shall, except as other than as provided in this
Agreement with regard to a default or breach by Purchaser, be returned to Purchaser. Notwithstanding anything herein to the contrary (including specifically, without limitation, the provisions of Section 5.2, Section 5.3 and
Section 17.19), if Closing has not occurred on or before March 31, 2011 for any reason other than a default or breach of this Agreement by Purchaser, Purchaser, in its sole discretion, may cancel this Agreement whereupon Purchaser
shall be entitled to the return of the Deposit, together with all interest earned thereon. 

  
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 4.2.
Prorations. All matters involving prorations or adjustments to be made in connection with Closing and not specifically provided for in some other provision of this Agreement shall be adjusted in accordance with this
Section 4.2. 
 Except as otherwise set forth herein, all items to be prorated pursuant to this
Section 4.2 shall be prorated as of midnight of the day immediately preceding the Closing Date, with Purchaser to be treated as the owner of the Property, for purposes of prorations of income and expenses, on and after the Closing Date.

 4.2.1. Taxes. Real estate and personal property taxes (and/or payments in lieu thereof, sometimes referred to
as “Pilot Payments”) and special assessments (including, specifically, without limitation, property owner’s association payments), if any, shall be prorated as of the Closing Date. Except to the extent payable by tenants
other than affiliates of Seller (herein referred to sometimes as “Third Party Tenants”) of the Property pursuant to their leases, Seller shall pay (or credit to Purchaser at Closing if a bill therefore has not issued) at or
prior to Closing all real estate, personal property taxes, Pilot Payments and special assessments (including, specifically, without limitation, property owner’s association payments) attributable to the Property to, but not including, the
Closing Date. Special assessments for work completed on or prior to the Closing Date shall be paid by Seller. Special assessments for work completed after the Closing Date shall be paid by Purchaser. If the real estate, Pilot Payments, personal
property tax rate and assessments (including, specifically, without limitation, property owner’s association payments), have not been set for the year in which the Closing occurs, then the proration of such taxes shall be based upon the rate
and assessments for the preceding tax year and such proration shall be adjusted in cash between Seller and Purchaser upon presentation of written evidence that the actual taxes paid for the year in which the Closing occurs differ from the amounts
used in the Closing in accordance with the provisions of Section 4.2.5 hereof. Purchaser acknowledges that land taxes are not abated, but may be included as a credit on, or deduction in the calculation of, Pilot Payments. Any credit on,
or deduction on the calculation of, Pilot Payments for land taxes paid by Seller prior to Closing for periods after Closing (including but not limited to credit on, or deduction in the calculation of, Pilot Payments paid after Closing) shall be
credited to Seller at Closing. Notwithstanding anything contained herein to the contrary, to the extent that any payments for real estate taxes (including but not limited to Pilot Payments (including, specifically, without limitation, property
owner’s association payments)) have been made prior to Closing by tenants of the Property (either directly or through the application of escrows collected from such tenants by Seller as landlord) covering periods from and after the Closing,
such advance payments shall not be credited to Seller at Closing pursuant to this paragraph, but shall be adjusted as between Purchaser and such Third Party Tenants in accordance with the Third Party Tenant’s leases. 

4.2.2. Insurance. There shall be no proration of Seller’s insurance premiums or assignment of Seller’s insurance
policies. 
 4.2.3. Utilities and Contracts. Purchaser and Seller hereby acknowledge and agree that the amounts of
all telephone, electric, sewer, water and other utility bills, trash removal bills, janitorial and maintenance service bills and all other operating expenses relating to the Property and allocable to the period prior to the Closing Date shall be
determined and paid by 

  
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Seller before Closing, if possible, or shall be paid thereafter by Seller or adjusted between Purchaser and Seller immediately after the same have been determined. Seller shall attempt to have
all utility meters read as of the Closing Date. Purchaser shall cause all utility services to be placed in Purchaser’s name, or the name of the tenants of the Property, as of the Closing Date. If permitted by the applicable utilities, all
utility deposits in Seller’s name shall be assigned to Purchaser as of the Closing Date and Seller shall receive a credit therefore at Closing. Amounts payable and/or paid pursuant to all service, equipment, supply and maintenance contracts
regarding the Property (collectively, the “Contracts”), if assumed by Purchaser at Closing, shall be apportioned as of Closing. If the Contracts are assigned to Purchaser, Seller shall be responsible for all matters
attributable to the period prior to Closing and indemnify Purchaser for such matters and Purchaser shall be responsible for all matters attributable to the period following Closing and shall indemnify Seller for such matters. The Contracts, shall,
if requested by Purchaser upon not less than thirty (30) business days prior written notice to Seller prior to the Closing Date, be terminated by Seller effective as of the Closing. All Contracts not terminated shall be assigned by Seller to
Purchaser and assumed by Purchaser at Closing. The Management Agreement entered into between Seller and Hartz Mountain Industries, Inc. shall be terminated by Seller effective as of the Closing Date. 

4.2.4. Rents. Rents (including, without limitation, estimated pass-through payments, payments for parking, payments for
common area maintenance reconciliations and all additional charges payable by tenants under the Leases) (collectively, “Rents”) through the end of the month in which Closing occurs shall be prorated as of the Closing Date.
During the period after Closing, Purchaser shall deliver to Seller any and all Rents accrued but uncollected as of the Closing Date to the extent subsequently collected by Purchaser within five (5) business days of receipt of such Rents;
provided, however, Purchaser shall apply Rents received after Closing first to payment of current Rent then due, and thereafter to delinquent Rents (other than “true up” payments received from tenants attributable to a year-end
reconciliation of actual and budgeted pass-through payments which shall be allocated among Seller and Purchaser pro rata in accordance with their respective period of ownership as set forth in Section 4.2.5 below). Purchaser agrees that
it shall use commercially reasonable efforts to collect all pass-through rents payable by tenants and any delinquent Rents (provided, however, that Purchaser shall have no obligation to institute legal proceedings, including an action for unlawful
detainer, against a tenant owing delinquent Rents). 
 4.2.5. Calculations. For purposes of calculating
prorations, Purchaser shall be deemed to be in title to the Property, and, therefore entitled to the income therefrom and responsible for the expenses thereof for the entire day upon which the Closing occurs. All such prorations shall be made on the
basis of the actual number of days of the month which shall have elapsed as of the day of the Closing and based upon the actual number of days in the month and a three hundred sixty five (365) day year. The amount of such prorations shall be
initially performed at Closing but shall be subject to adjustment in cash after the Closing as and when complete and accurate information becomes available, if such information is not available at the Closing. Seller and Purchaser agree to cooperate
and use their best efforts to make such adjustments no later than sixty (60) days after the Closing (or as soon thereafter as may be practicable, with respect to common area maintenance, payments for parking and other additional rent charges
(including without limitation, pass-throughs for real estate and personal 

  
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property taxes, Pilot Payments, assessments and special assessments) payable by Third Party Tenants under their leases). Except as set forth in this Section 4.2, all items of income
and expense which accrue for the period prior to the Closing will be for the account of Seller and all items of income and expense which accrue for the period on and after the Closing will be for the account of Purchaser. 

4.2.6. Leasing Commissions and Leasing Costs. Seller shall be responsible for all leasing and brokerage commissions with
respect to the current lease terms of Leases executed prior to the Effective Date. There are no leasing commission agreements which affect the Property except for those commission agreements described on Exhibit B-1 which is a complete
list of the commission agreements that affect the Property (the “Brokerage Agreements”). 
 4.2.7.
Prepaid Items. The following prepaid annual inspection and permit fees and other fees shall be apportioned between the Seller and the Purchaser at Closing: None. 
 4.2.8. Tax and Repair Escrows. At Closing, all escrows with the Lender, except as provided in Section 4.2.6, shall be pro-rated and Seller shall receive either (a) a return
of its portion of any escrows established with Lender for repairs, taxes and insurance, or (b) a credit from Purchaser for its portion of such escrows. 
 4.2.9. Colgate Center Property Owners Association. All payments and deposits with respect to the Property with the Colgate Center Property Owner’s Association shall be prorated as of
the Closing Date. 
 4.2.10. Other Prorations. All other items of income and expense, if any, commonly
pro-rated and adjusted in Hudson County, New Jersey commercial real estate closings including, without limitation, interest on the Mortgage Loan shall be apportioned between Purchaser and Seller at Closing. 

The provisions of Section 4.2 shall survive the Closing. 

4.3. Closing Costs. Seller shall pay any realty transfer tax or fee payable by sellers pursuant to applicable law in
connection with the conveyance of the Real Property to Purchaser, including, without limitation, the realty transfer taxes payable under N.J.S.A. 45:15-7 and N.J.S.A. 45:15-7.1, as amended. Seller shall pay any realty transfer tax or fee payable by
buyers under applicable law in connection with the conveyance of the Real Property to Purchaser, including but not limited to any tax or fee pursuant to Chapter 33 of the Laws of 2006 (NJSA 45:15-7.2), as amended, the so-called “Mansion
Tax”, and all title charges and premiums, and the fees for recording the Deed. Purchaser shall pay the title insurance premiums for a title insurance policy issued by the Title Company (as hereinafter defined) pursuant to the Commitment (as
hereinafter defined) as set forth in Section 10.3.5 hereof. Purchaser shall pay all costs associated with Purchaser’s due diligence. Each party shall be responsible for its own attorney’s fees. Any escrow fees charged by the
Escrow Agent to accommodate an escrow closing shall be shared equally by Purchaser and Seller. 
 4.4. Bulk Sales
Tax. Purchaser shall have the right to comply with N.J.S.A. 54:32B-22(c) and N.J.S.A. 54:50-38 by delivering a Notification of Sale, Transfer, or Assignment in 

  
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Bulk (Form C-9600) (the “Tax Notification”) to the Director of the Division of Taxation of the State of New Jersey Department of the Treasury (the
“Director”) by registered or certified mail or overnight delivery at least ten (10) days prior to Closing. Seller shall cooperate in connection with such compliance and shall provide all information necessary for
Purchaser to complete the Tax Notification, including, but not limited to, completion and filing of the Asset Transfer Tax Declaration Form (Form TTD) with the Director. If the Director informs Purchaser that a possible claim for taxes, including
any interest and penalties thereon, exists (the “Claim”) and the maximum amount thereof (the “Deficiency”), then Purchaser and Seller shall Close as scheduled and without delay, and Purchaser shall
withhold the portion of the Purchase Price equal to the amount of the Deficiency (the “Tax Escrow”), which Tax Escrow shall be held pursuant to an escrow agreement with the Bulk Sales Tax Escrowee (as hereinafter defined) in
a form reasonably acceptable to Purchaser and Seller. The escrowee with respect to the Bulk Sales Tax Escrow shall be the Escrow Agent (“Bulk Sales Tax Escrowee”). If, after Closing, the Director directs payment
of all or any portion of the Deficiency on behalf of Seller, then Purchaser shall direct Bulk Sales Tax Escrowee to release to the Division of Taxation such amount from the Tax Escrow. If the Director informs Purchaser that the Deficiency has been
fully paid or that Purchaser has no further liability for the Deficiency, then Purchaser shall direct Bulk Sales Tax Escrowee to release such difference to Seller. If the Director gives notice to Purchaser that Seller is liable for taxes, including
interest and penalties thereon, in an amount that is greater than the Tax Escrow, Seller shall promptly pay the difference to the Division of Taxation and shall provide Purchaser with evidence thereof. Notwithstanding anything to the contrary
contained herein, Seller shall have the right to negotiate with the Director regarding the Claim and the Deficiency; provided, however, that (i) Purchaser and Bulk Sales Tax Escrowee shall be entitled to comply with all instructions of the Director,
(ii) the Closing shall not be delayed as a result thereof. Under no circumstances shall Closing occur until the Seller and Purchaser are in receipt of a direction letter from the Director. 

ARTICLE V 

Purchaser’s Right of Inspection; Feasibility Period; Contingencies 

5.1. Right to Evaluate. Commencing on the Effective Date and continuing until 5:00 PM (New York local time) on the date
which is the ten (10) business days following the Effective Date (the “Feasibility Period”), Purchaser and its agents shall have the right during business hours (with reasonable advance notice to Seller and subject to
the rights of the tenants in possession), at Purchaser’s sole cost and expense and at Purchaser’s and its agents’ sole risk, to perform inspections and tests of the Property and to perform such other analyses, inquiries and
investigations as Purchaser shall deem necessary or appropriate including without limitation, engineering studies, Phase I environmental studies, lease reviews, tenant credit reviews and tenant interviews (herein the
“Inspections”); provided, however, that in no event shall (i) such inspections or tests unreasonably disrupt or disturb the on-going operation of the Property or the rights of the tenants at the Property, or
(ii) Purchaser or its agents or representatives conduct any physical testing, drilling, boring, sampling or removal of, on or through the surface of the Property (or any part or portion thereof) including, without limitation, any ground borings
or invasive testing of the land, building or improvements (collectively, “Physical Testing”), without Seller’s prior written consent, which consent may be given or withheld in Seller’s

  
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reasonable discretion. In the event Purchaser desires to conduct any such Physical Testing of the Property, then Purchaser shall submit to Seller, for Seller’s approval, a written detailed
description of the scope and extent of the proposed Physical Testing, which approval may be given or withheld in Seller’s reasonable discretion. In no event shall Seller be obligated as a condition of this transaction to perform or pay for any
environmental remediation of the Property recommended by any such Physical Testing. After making such tests and inspections, Purchaser agrees to promptly restore the Property to a condition comparable to its condition prior to such tests and
inspections (which obligation shall survive any termination of this Agreement). Prior to Purchaser entering the Property to conduct the inspections and tests described above, Purchaser shall obtain and maintain, at Purchaser’s sole cost and
expense, and shall deliver to Seller evidence of, the following insurance coverage, and shall cause each of its agents and contractors to obtain and maintain, and, upon request of Seller, shall deliver to Seller evidence of, the following insurance
coverage: general liability insurance, from an insurer reasonably acceptable to Seller, in the amount of One Million and No/100 Dollars ($1,000,000.00) combined single limit for personal injury and property damage per occurrence, such policy to name
Seller as an additional insured party, which insurance shall provide coverage against any claim for personal liability or property damage caused by Purchaser or its agents, employees or contractors in connection with such inspections and tests.
Seller shall have the right, in its discretion, to accompany Purchaser and/or its agents during any inspection provided Seller or its agents do not unreasonably interfere with Purchaser’s inspection. Seller shall continue to permit Purchaser
access to the Property after the expiration of the Feasibility Period through Closing if requested by Purchaser in connection with Purchaser’s Inspections; however such additional period of access, if any, shall not extend the Feasibility
Period. Purchaser and its agents shall use their reasonable efforts not to disrupt the on-going operation of the Property or the rights of the tenants at the Property. 
 5.1.1 Purchaser’s Feasibility Period Determination to Terminate or to Proceed. Purchaser agrees to provide written notice to Seller and Escrow Agent before the end of the Feasibility
Period if it does not desire to acquire the Property for any reason or for no reason in its sole discretion (herein, the “Purchaser Termination Notice”). Notwithstanding anything contained in Section 17.1 to the
contrary, such Purchaser Termination Notice may be sent via e-mail (and/or such other acceptable mode of transmission pursuant to Section 17.1), so as to be received by Seller before the end of the Feasibility Period. In the event that
Purchaser shall elect to terminate this Agreement pursuant to this Section 5.1, subject to the Surviving Termination Obligations (as hereinafter defined), this Agreement shall terminate, the Deposit (including the interest thereon) shall
promptly be delivered to Purchaser and thereupon neither party shall have any further rights or obligations to the other hereunder. If Purchaser shall fail to timely notify Seller in writing of its determination under this Section 5.1 on
or before the expiration of the Feasibility Period, time being of the essence, Purchaser shall be deemed to have waived its right to terminate this Agreement pursuant to the terms of this Section 5.1. 

5.2. Tax Abatement Transfer Contingency. If the Tax Abatement Approval (as defined in Section 10.3.1 hereof) is
not granted and the Tax Abatement Approval Date (as defined in Section 10.3.1 hereof) does not occur on or before March 31, 2011 (the period from the expiration date of the Feasibility Period through and including March 31,
2011 being referred to herein as the “Additional Condition Period”), then Seller and Purchaser shall each have the 

  
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right to terminate this Agreement upon notice to the other party at any time thereafter and prior to the Tax Abatement Approval Date. Unless Seller elects (in its sole discretion) to waive this
condition, if the City of Jersey City fails or refuses to release Seller and its affiliates from any of their obligations with respect to the Tax Abatement with regard to the Property accruing after the Closing Date, then the Tax Abatement Approval
Date shall be deemed not to have occurred. 
 5.3. Mortgage Loan Assumption Contingency. If Lender does not
deliver the Lender’s Approval on or before the expiration of the Additional Condition Period, then Seller and Purchaser shall each have the right to terminate this Agreement upon notice to the other party at any time thereafter and prior to the
date Lender consents to the Loan Assignment and Assumption. If Lender fails or refuses to release Seller and any of its Seller Related Entities from any of their obligations with respect to the Mortgage Loan (including but not limited to any
non-recourse carve-outs or guaranties or indemnifications) as required pursuant to the terms of the Loan Documents accruing after the Closing Date, then Lender shall be deemed not to have given the Lender’s Approval. 

5.4. Inspection Obligations and Indemnity. Purchaser and its agents and representatives shall: (a) not interfere with
the operation and maintenance of the Real Property; (b) not damage any part of the Property or any personal property owned or held by any tenant; (c) not injure or otherwise cause bodily harm to Seller, its agents, contractors and
employees or any tenant; (d) promptly pay when due the costs of all tests, investigations and examinations done with regard to the Property; (e) not permit any liens to attach to the Property by reason of the exercise of its rights
hereunder; (f) restore the Improvements and the surface of the Real Property to substantially the same the condition in which the same was found before any such inspection or tests were undertaken; and (g) not reveal or disclose any
information obtained during the Feasibility Period concerning the Property to anyone except in compliance with Section 15.1. Purchaser shall, at its sole cost and expense, comply with all applicable federal, state and local laws,
statutes, rules, regulations, ordinances or policies in conducting its inspection of the Property and Physical Testing. Purchaser shall, and does hereby agree to indemnify, defend and hold the Seller, its partners, officers, directors, employees,
agents, attorneys and their respective successors and assigns, harmless from and against any and all claims, demands, suits, obligations, payments, damages, losses, penalties, liabilities, costs and expenses (including but not limited to
attorneys’ fees) arising out of Purchaser’s or Purchaser’s agents actions taken in, on or about the Property in the exercise of the inspection right granted pursuant to Section 5.1, including, without limitation,
(i) claims made by any tenant against Seller for Purchaser’s entry into such tenant’s premises or any interference with any tenant’s use or damage to its premises or property in connection with Purchaser’s review of the
Property, and (ii) Purchaser’s obligations pursuant to this Section 5.4, provided, however, that the indemnification required pursuant to this Section 5.4 shall not cover (i) the cost of cleanup or remediation
of any pre-existing environmental conditions disclosed by any such Inspections and/or Physical Testing unless due to the negligent acts or omissions or willful misconduct of Purchaser or Purchaser’s agents and/or contractors, or (ii) matters
caused solely by the negligent or wrongful action of Seller or any of Seller’s agents. This Section 5.4 shall survive Closing and any termination of this Agreement. 

5.5. Seller Deliveries. Seller and Purchaser acknowledge and agree that Seller has delivered to Purchaser or made available
at the Property certain items with respect to Purchaser’s 

  
 11 

 
review (the “Due Diligence Documents”); provided, however, Seller makes no representations or warranties of any kind regarding the accuracy, thoroughness or
completeness of or conclusions drawn in the information contained in such documents, if any, relating to the Property. Purchaser hereby waives any and all claims against Seller arising out of the accuracy, completeness, conclusions or statements
expressed in materials so furnished and any and all claims arising out of any duty of Seller to acquire, seek or obtain such materials. Notwithstanding anything contained herein to the contrary, Seller shall not be required to deliver or make
available to Purchaser Seller’s attorney-client materials, including but not limited to privileged materials, internal appraisals, draft reports, and economic evaluations of the Property. Purchaser acknowledges that any and all of the Due
Diligence Documents that are not otherwise known by or available to the public are proprietary and confidential in nature and will be delivered to Purchaser solely to assist Purchaser in determining the feasibility of purchasing the Property.
Purchaser agrees not to disclose such non-public Due Diligence Documents, or any of the provisions, terms or conditions thereof, prior to Closing to any party outside of Purchaser’s organization other than the Authorized Representatives and
except as otherwise provided in Section 15.1. Purchaser shall return all of the Due Diligence Documents other than those provided in an electronic format including specifically any such Due Diligence Documents on Purchaser’s
systems, on or before three (3) business days after the first to occur of (a) such time as Purchaser notifies Seller in writing that it shall not acquire the Property, or (b) such time as this Agreement is terminated for any reason.
The provisions of the immediately preceding sentence of this Section 5.5 shall survive any termination of this Agreement without limitation. Seller agrees, at no cost or expense to Seller, and without expanding Seller’s obligations
or liabilities, to use reasonable efforts to cooperate with any reasonable written requests of Purchaser if any, for additional information, if available; provided however that Seller’s obligation to cooperate pursuant to this paragraph shall
not survive the Closing. 
 5.6. Independent Examination. Purchaser hereby acknowledges that it has been, or will
have been given, prior to the termination of the Feasibility Period, a full, complete and adequate opportunity to make such legal, factual and other determinations, analyses, inquiries and investigations as Purchaser deems necessary or appropriate
in connection with the acquisition of the Property. Purchaser is relying upon its own independent examination of the Property and all matters relating thereto and not upon any statements of Seller (excluding the limited matters expressly represented
by Seller herein) or of any officer, director, employee, agent or attorney of Seller with respect to acquiring the Property. Seller shall not be deemed to have represented or warranted the completeness or accuracy of any studies, investigations and
reports heretofore or hereafter furnished to Purchaser. The provisions of this Section 5.6 shall survive Closing and/or termination of this Agreement. 
 ARTICLE VI 
 Title and Survey Matters 

6.1. Title. (a) Purchaser acknowledges that Seller has requested a survey of the Real Property by the firm of Dresdner
Robin or another licensed surveyor reasonably acceptable to Seller and Purchaser (the “New Survey”). Seller shall provide, or cause to be provided, copies of the New Survey to Purchaser within two (2) business days after
receipt thereof. Seller 

  
 12 

 
acknowledges that Purchaser has obtained from Chicago Title Insurance Company (the “Title Company”) a commitment for title insurance dated August 31, 2010, amended as
of October 13, 2010 covering the Real Property in the amount of the Purchase Price (herein the “Commitment”) a copy of which Commitment has been provided to Seller. 

(b) Purchaser shall notify Seller in writing no later than the expiration of the Feasibility Period (herein the “Title and
Survey Review Period”), of any title exceptions identified in the Commitment or survey matters identified in that certain survey prepared by Hanson Engineering dated February 17, 2006 (the “Existing Survey”)
(or survey matters appearing on the New Survey, if the New Survey is provided to Purchaser four (4) days prior to the expiration of the Feasibility Period), which Purchaser disapproves and which adversely affects the marketability and/or
financeability of the Property (the “Title and Survey Objection Notice”). Any title exception identified in the Commitment or matter disclosed on the Existing Survey (or the New Survey if the New Survey is provided to
Purchaser four (4) days prior to the expiration of the Feasibility Period) not disapproved in writing in Purchaser’s Title and Survey Objection Notice within said time period shall be deemed approved by Purchaser and shall constitute a
“Permitted Exception” hereunder. 
 (c) Purchaser and Seller hereby agree that (i) all
non-delinquent property taxes and assessments, (ii) all matters created by, through or under Purchaser, including, without limitation, any documents or instruments to be recorded as part of the Mortgage Loan assumption for the acquisition of
the Property by Purchaser, and (iii) local, state and federal laws, ordinances or governmental regulations, including, but not limited to, building and zoning laws, ordinances and regulations, now or hereafter in effect relating to the
Property, shall constitute “Permitted Exceptions”. Without Seller’s prior written consent, which shall not be unreasonably withheld or delayed, Purchaser, prior to the date of Closing, shall not make any application to
any governmental agency for any permit, approval, license or other entitlement for the Property or the use or development thereof. 
 (d) If Purchaser, subsequent to the expiration of the Feasibility Period, but prior to Closing, discovers (i) any new title exceptions which are not otherwise set forth in the Commitment and/or
Existing Survey which in Purchaser’s reasonable discretion have a material adverse effect on the economic operations of the Property and/or the marketability and/or financeability of the Property (other than matters created by Purchaser, its
agents or consultants) (herein a “New Title Exception”), or (ii) if the New Survey is not provided to Purchaser prior to four (4) business days prior to the expiration of the Feasibility Period, any new survey
matters which appear on the New Survey but did not appear on the Existing Survey or in the Commitment, which in Purchaser’s reasonable discretion have a material adverse effect on the economic operations of the Property and/or the marketability
and/or financeability of the Property (other than matters created by Purchaser, its agents or consultants) (herein a “New Survey Exception”), Purchaser shall, within five (5) business days of Purchaser’s discovery
of such New Title Exception, and with respect to any New Survey Exception, within four (4) business days of Purchaser’s receipt of the New Survey, but in no event with respect to any New Title Exception, or New Survey Exception, later than
five (5) business days prior to the scheduled Closing Date (except in regard to said matters discovered during the seven (7) business days prior to the scheduled Closing Date shall not be required to provide notice five (5) business
days prior to the scheduled Closing Date, but shall be required provide prior notice), deliver to Seller a subsequent notice setting forth any such matters to which Purchaser objects. 

  
 13 

  
 (e) Within ten
(10) days after delivery to Seller of any such notice of objections (including, but not limited to any raised in a Title and Survey Objection Notice or notice of objection to a New Tile Exception or a New Survey Exception pursuant to paragraphs
(a), (b) or (d) of this Section 6.1)), Seller shall notify Purchaser in writing of any disapproved title exceptions or survey matters which Seller is unable or unwilling to cause to be removed, corrected or insured against prior to or
at Closing and, with respect to such objections, Purchaser then shall elect, by giving written notice to Seller within three (3) business days thereafter, (x) to terminate this Agreement whether prior to or after the expiration of the
Feasibility Period as herein permitted, or (y) to waive its disapproval of such objections, in which case such objections shall then be deemed to be Permitted Exceptions. Purchaser’s failure to give such notice shall be deemed an election
to waive the disapproval of any such objection. In the event Purchaser elects to terminate this Agreement in accordance with clause (x) above, the Deposit (including the interest thereon) shall be immediately refunded to Purchaser.
Notwithstanding anything to the contrary, in no event shall Seller be obligated to remove or cure any title exceptions or survey matters, except only that Seller shall be obligated to remove (or cause the Title Company to affirmatively insure
against) at Seller’s sole cost and expense (i) any mortgages and/or deeds of trust (other than the Mortgage Loan which is the subject to assumption by Purchaser), and (ii) any other voluntary monetary liens (other than insured or
bonded liens or claims) created by Seller, whether or not shown on the Commitment, without the requirement that Purchaser notify Seller of such matters or that the same are objections to title (collectively, the “Seller Title Cure
Obligations”).  
 ARTICLE VII 

Representations and Warranties of the Seller 
 7.1. Seller’s Representations. Seller’s knowledge shall not include any implied, imputed or constructive knowledge of Seller’s Representative and shall not constitute any
representation that Seller’s Representative has made or is obligated to make any independent investigation or has any implied duty to investigate) (for purposes of this Agreement and any document delivered at Closing, whenever the phrases
“to the best of Seller’s knowledge,” “to the current, actual, knowledge of Seller,” or the “knowledge” of Seller or words of similar import are used, they shall be deemed to refer only to the current, actual,
knowledge only, of Constantino T. Milano and Mark Killough and Timothy Tracy (“Seller’s Representative”). Seller represents and warrants that the following matters are true and correct as of the Effective Date with
respect to the Property: 
 7.1.1. Authority. Seller is a limited liability company duly organized, validly
existing and in good standing under the laws of the State of New Jersey. This Agreement has been duly authorized, executed and delivered by Seller, is the legal, valid and binding obligation of Seller, and does not violate any provision of any
agreement or judicial order to which Seller is a party or to which Seller is subject. All documents to be executed by Seller which are to be delivered at Closing, will, at the time of Closing, (i) be duly authorized, executed and delivered by
Seller, (ii) be legal, valid and binding obligations of Seller, and (iii) not violate any provision of any agreement or judicial order to which Seller is a party or to which Seller is subject. 

  
 14 

  
 7.1.2.
Bankruptcy or Debt of Seller. Seller has not made a general assignment for the benefit of creditors, filed any voluntary petition in bankruptcy, admitted in writing its inability to pay its debts as they come due or made an offer of
settlement, extension or composition to its creditors generally. Seller has received no written notice of (a) the filing of an involuntary petition by Seller’s creditors, (b) the appointment of a receiver to take possession of all, or
substantially all, of Seller’s assets, or (c) the attachment or other judicial seizure of all, or substantially all, of Seller’s assets. 
 7.1.3. Foreign Person. Seller is not a foreign person within the meaning of Section 1445(f) of the Internal Revenue Code, and Seller agrees to execute any and all documents necessary or
required by the Internal Revenue Service or Purchaser in connection with such declaration(s). 
 7.1.4. Leases.
Exhibit B contains a complete list of the Leases, including all amendments, guarantees thereof and security deposits, if in the form of a financial instrument (e.g. letter of credit) which, together with the Land Lease and the Building
Lease constitute the only material Third Party Leases, or license or other written agreement for the use or occupancy of the Property to which Seller is a party and which will be binding on Purchaser following Closing, except to the extent of any
terminations or modifications of the Leases entered into or occurring after the date hereof and except for any new leases or agreements entered into after the date hereof (all of which must be consented to in writing by the Purchaser). Attached
hereto as Exhibit B is a rent roll in regard to the Leases (the “Rent Roll”). Additionally, as of the date hereof, in regard to the Leases, Seller represents that (i) neither Seller, nor to the best of Seller’s
knowledge, any tenant is in default under any of the Leases; (ii) all payments of rent are current unless otherwise noted as set forth on the statements attached hereto as Exhibit C; (iii) the tenants have not paid rent more than one
(1) month in advance; (iv) to the best of Seller’s knowledge, the Leases are in full force and effect; (v) to the best of Seller’s knowledge, Seller, has to date discharged all of its material obligations pursuant to the
Leases and has not undertaken any construction obligation with respect to the Property, other than as contained in the Leases, which will be binding upon Purchaser; (vi) Seller has no obligation to make any payment to the tenants pursuant to
the Leases or any other agreement (except non-delinquent customary reconciliations as required pursuant to the Lease not yet due and payable); (vii) to the best of Seller’s knowledge the tenants have no offsets, or right to make deduction
against rent and/or additional rent other than as set forth in the Leases or by law; (viii) the tenants do not have any option, right of first offer, right of first refusal or any other agreement to acquire the Property or any interest therein
or any interest in Seller, except as may be set forth in the Leases; (ix) Seller has either delivered or made available to Purchaser or its representatives, Seller’s files containing correspondence from the tenants in Seller’s
possession, custody or control, (x) there are no subleases entered into by third-party tenants presently encumbering the Property to which Seller has consented or of which Seller has received written notice from the tenants, except as set forth
on Exhibit B, (xi) there are no unpaid outstanding leasing commissions currently due by Seller with respect to the Leases, (xii) all tenant improvement allowances, if any, payable by Seller with respect to the Leases have been paid to the
tenants and (xiii) all tenant improvement 

  
 15 

 
work required under the Leases to be performed by Seller to date, if any, has been performed. As of the date hereof, copies of the Leases delivered to Purchaser by Seller are true and complete
copies of such Leases. As of the date hereof, the information on the Rent Roll is true and correct in all material respects. 

7.1.5. Contracts. The Contracts described on Exhibit O are true, correct and complete list of all Contracts to which
Seller is a party which affect the Property. As of the date hereof, copies of the Contracts delivered to Purchaser by Seller pursuant to this Agreement are true and complete copies of such Contracts. 

7.1.6. Litigation. Except as may be set forth on Exhibit I, there are no actions, suits or proceedings (including,
but not limited to, bankruptcy) pending of which Seller has received notice or, to Seller’s knowledge, are threatened against the Seller or the Property. 
 7.1.7. Violations of Law. Except as expressly set forth in this Agreement, Seller has not received any written notice or copy of notice from any governmental agency or other government
instrumentality respecting Seller’s or the Property’s material outstanding violation of any applicable governmental law, ordinance, rule or regulation or requiring the correction of any condition with respect to the Property, or any part
thereof, by reason of a violation of any applicable federal, state, county or municipal law, code, rule, or regulation, which has not been previously cured. 
 7.1.8. Condemnation. Seller has not received any written notice or copy of notice from any governmental agency or official to the effect that any condemnation proceeding is contemplated in
connection with the Property. 
 7.1.9. Zoning. Seller has not received any written notice of, or initiated or
participated in, any action for a change or modification in the current subdivision, site plan, zoning or other land use permits for the Property which is currently pending 
 7.1.10. Hazardous Materials. Seller has not received any written notices from any governmental authority regarding the presence on or release of Hazardous Substances (as defined herein) on
or from the Real Property in violation of applicable law, and to the best of Seller’s knowledge, the Property substantially complies with any and all Environmental Laws (as defined in Section 8.2 below) applicable to the Real
Property or the presence or release of Hazardous Substances (as defined herein) on or from the Real Property. “Hazardous Substances” shall mean any substance, material, or waste which is regulated by any federal, state, or local government
or quasi-governmental authority, and includes, without limitation any substance, material, or waste defined, used, or listed as a “hazardous waste”, “extremely hazardous waste”, “restricted hazardous waste”,
“hazardous substance”, “hazardous materials”, “toxic substance”, “pollutant”, “contaminant” or other similar terms as defined, listed, classified or used pursuant to any applicable Environmental
Laws. 
 With respect to the New Jersey Industrial Site Recovery Act. 

  
 16 

  
 (i)
Seller has not engaged in any operations at the Property covered by the New Jersey Industrial Site Recovery Act (“ISRA”), N.J.S.A. 13:1 K-6, et seq.; 
 (ii) To the best of Seller’s knowledge the current tenants’ operations at the Property are not Industrial Establishments under ISRA; 

(iii) Seller represents and warrants that the provisions of ISRA were never triggered during the period of Seller’s
ownership of the Property; and 
 (iv) Seller represents and warrants that, to the best of Seller’s
knowledge, information and belief, the transactions contemplated by this Agreement will not trigger the provisions of ISRA as the Property is not an “industrial establishment” as contemplated by ISRA and its implementing regulations.
Moreover, no operations occurring at the Property render it an “industrial establishment” as said operations fall within a NAICS code that is not subject to ISRA and such operations fall within the exemption for offices that is codified at
N.J.A.C. 7:26 B-2.1(b)(2) or other exemptions applicable to the Real Property. 
 7.1.11. Personal Property. A
complete list of the Personal Property is annexed hereto as Exhibit H. 
 7.1.12. Employees. There are no
Persons employed at the Property by Seller or any managing agent thereof who shall be the responsibility of Purchaser after the Closing. 
 7.1.13. Mortgage Loan. Seller has not received a written notice of default under the Loan Documents which has not been cured or waived. True, correct and materially complete copies the Loan
Documents listed on Exhibit M shall be provided to Purchaser on or before the Effective Date and such Loan Documents constitute all of the material documents evidencing and/or securing the Mortgage Loan, and such Loan Documents have
not been amended or modified except as set forth on Exhibit M. Seller represents and warrants that to the best of its knowledge the amounts the current balance of the Mortgage Loan and the escrow balances held by Lender under the
Mortgage Loan are accurately reflected in Section 2.2. 
 7.1.14 OFAC. (a) Seller is (i) not
currently identified on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Assets Control, Department of the Treasury (“OFAC”) and/or on any other similar list maintained by
OFAC pursuant to any authorizing statute, executive order or regulation (collectively, the “List”), and (ii) not a person or entity with whom a citizen of the United States is prohibited to engage in transactions
by any trade embargo, economic sanction, or other prohibition of United States law, regulation, or Executive Order of the President of the United States, and (iii) not an “Embargoed Person” (as defined below), (b) to
Seller’s actual knowledge, none of the funds or other assets of Seller constitute property of, or are beneficially owned, directly or indirectly, by an Embargoed Person, and (c) to Seller’s actual knowledge, no Embargoed Person has
any interest of any nature whatsoever in Seller (whether directly or indirectly). The term “Embargoed Person” means any person, entity or government subject to trade restrictions under U.S. law, including but not limited to the
International Emergency Economic Powers Act, 50 U.S.C. §1701 et seq., The Trading with the Enemy Act, 50 U.S.C. App. 1 et seq., and any Executive Orders or regulations promulgated thereunder. 

  
 17 

  
 7.1.15
Third-Party Approvals. Any permission, approval, joinder or consent by third parties required in order for Seller to consummate its obligations under this Agreement has been received. 

7.1.16 Violations. Seller has not received any written notice and has no actual knowledge that the construction, operation
and use of the Property violates: (i) any statutes, laws, regulations, rules, ordinances, permits, certificates of occupancy, requirements or orders or decrees now in effect (including zoning, subdivision, use or building statutes, laws or
ordinances and environmental protection laws, rules or regulations); or (ii) any building permits or any conditions, easements, rights-of-way, agreements of record, urban renewal plans, parking agreements, covenants, restrictions of record or
any other agreement affecting the Property and Seller further represents that to the best of its knowledge and belief any and all conditions to any zoning approvals have been fulfilled. 

7.1.17 PILOT Payments. Neither Seller nor to the best of Seller’s knowledge the City of Jersey City, New Jersey is in
material default under the Tax Abatement Agreement. 
 7.1.18 Collective Bargaining. As of the date hereof, Seller
represents that there has been no petition filed for election with the National Labor Relations Board that would cover employees of Seller working on the Property except as set forth on Exhibit L. 

7.1.19 Consents. No consent, authorization, license, permit, registration or approval of, or exemption or other action by,
any governmental or public body, commission or authority is required of Seller in connection with the execution, delivery and performance by Seller of this Agreement except in connection with the Tax Abatement Approval as provided herein.

 7.2. Change in Representation/Waiver. Notwithstanding anything to the contrary contained herein, Purchaser
acknowledges that Purchaser shall not be entitled to rely on any representation made by Seller in this Article VII to the extent, prior to or at Closing, Purchaser shall have or obtain actual knowledge of any information that was
contradictory to such representation or warranty; provided, however, if Purchaser determines prior to Closing that there is a material breach of any of the representations and warranties made by Seller above or learns of any pending
legal proceedings or administrative actions or any violations of existing laws, ordinances, regulations and building, codes materially adversely affecting the Property which would otherwise expressly enable Purchaser to terminate this Agreement in
accordance with its terms, then Purchaser may, at its option, by sending to Seller written notice of its election either (i) terminate this Agreement or (ii) waive such breach and/or conditions and proceed to Closing with no adjustment in
the Purchase Price and Seller shall have no further liability as to such matter thereafter. Purchaser’s knowledge shall in no event be deemed to include any implied, imputed or constructive knowledge of Purchaser and shall not constitute any
representation that Purchaser has made or is obligated to make any independent investigation or has any implied duty to investigate. In the event Purchaser terminates this Agreement for the reasons set forth above, the Deposit (including the
interest thereon) shall be immediately 

  
 18 

 
refunded to Purchaser and neither Purchaser nor Seller shall thereafter have any other rights or remedies hereunder other than under Section 17.12 hereof. In furtherance thereof, Seller
shall have no liability with respect to any of the representations and warranties made by Seller or any representations and warranties made in any other document executed and delivered by Seller to Purchaser, to the extent that, prior to the
Closing, Purchaser discovers or learns of information (from whatever source as a result of Purchaser’s due diligence tests, investigations and inspections of the Property, or disclosure by Seller or Seller’s agents and employees) that
contradicts any such representations and warranties, or renders any such representations and warranties untrue or incorrect, and Purchaser nevertheless consummates the transaction contemplated by this Agreement. In connection with such documents,
Purchaser’s knowledge shall in no event be deemed to include any implied, imputed or constructive knowledge of Purchaser and shall not constitute any representation that Purchaser has made or is obligated to make any independent investigation
or has any implied duty to investigate). 
 7.3. Survival. At Closing, Seller shall recertify to Purchaser that
its representations set forth in this Article 7 are still accurate, and the provisions of this paragraph and such recertification shall survive the Closing for a period of twelve (12) months. Furthermore, Seller agrees to maintain
throughout the twelve (12) month survival period (and, if a claim has been filed during that period, until the claim has been resolved) a tangible net worth of not less than Three Million and No/100 Dollars ($3,000,000.00). 

ARTICLE VIII 
 Representations and Warranties of Purchaser 
 8.1. Purchaser
represents and warrants to Seller that the following matters are true and correct as of the Effective Date to the best knowledge of Purchaser (for purposes of this Agreement and any document delivered at Closing, whenever the phrases “to the
best of Purchaser’s knowledge,” “to the current, actual, knowledge of Purchaser,” or the “knowledge” of Purchaser or words of similar import are used, they shall be deemed to refer to the current, actual, knowledge
only, of Jack Cuneo (“Purchaser’s Representative”). Purchaser’s knowledge shall not include any implied, imputed or constructive knowledge of Purchaser’s Representative and shall not constitute any
representation that Purchaser’s Representative has made or is obligated to make any independent investigation or has any implied duty to investigate): 
 8.1.1 Authority. Purchaser is a limited liability company duly organized, validly existing and in good standing under the laws of the State of Delaware. This Agreement has been duly
authorized, executed and delivered by Purchaser, is the legal, valid and binding obligation of Purchaser, and does not violate any provision of any agreement or judicial order to which Purchaser is a party or to which Purchaser is subject. All
documents to be executed by Purchaser which are to be delivered at Closing, at the time of Closing will be duly authorized, executed and delivered by Purchaser, at the time of Closing will be legal, valid and binding obligations of Purchaser, and at
the time of Closing will not violate any provision of any agreement or judicial order to which Purchaser is a party or to which Purchaser is subject. 

  
 19 

  
 8.1.2.
Bankruptcy or Debt of Purchaser. Purchaser has not made a general assignment for the benefit of creditors, filed any voluntary petition in bankruptcy or suffered the filing of an involuntary petition by Purchaser’s creditors,
suffered the appointment of a receiver to take possession of all, or substantially all, of Purchaser’s assets, suffered the attachment or other judicial seizure of all, or substantially all, of Purchaser’s assets, admitted in writing its
inability to pay its debts as they come due or made an offer of settlement, extension or composition to its creditors generally. 
 8.1.3. ERISA Compliance. Purchaser has informed Seller and Purchaser hereby represents and warrants to Seller that Purchaser is not a “plan” nor a plan “fiduciary” nor an
entity holding “plan assets” (as those terms are defined under the Employee Retirement Income Security Act of 1974, as amended, and its applicable regulations as issued by the Department of Labor and the Internal Revenue Service,
“ERISA”) nor an entity whose assets are deemed to be plan assets under ERISA and that Purchaser is acquiring the Property for Purchaser’s own personal account and that the Property shall not constitute plan assets
subject to ERISA upon conveyance of the Property by Seller and the closing of this Agreement between Purchaser and Seller. Seller shall not have any obligation to close the transaction contemplated by this Agreement if the transaction for any reason
constitutes a prohibited transaction under ERISA or if Purchaser’s representation is found to be false or misleading in any respect. The foregoing representation and warranty shall survive the Closing. 

8.1.4. No Financing Contingency. It is expressly acknowledged by Purchaser that, except with respect the Loan Assignment
and Assumption (as defined in Section 10.3.3 hereof), this transaction is not subject to any financing contingency, and no financing for this transaction shall be provided by Seller. 

8.2. Purchaser’s Acknowledgment. Purchaser acknowledges and agrees that, except as expressly provided in this
Agreement, Seller has not made, does not make and specifically disclaims any representations, warranties, promises, covenants, agreements or guaranties of any kind or character whatsoever, whether express or implied, oral or written, past, present
or future, of, as to, concerning or with respect to (a) the nature, quality or condition of the Property, including, without limitation, the water, soil and geology, (b) the income to be derived from the Property, (c) the suitability
of the Property for any and all activities and uses which Purchaser may conduct thereon, (d) the compliance of or by the Property or its operation with any laws, rules, ordinances or regulations of any applicable governmental authority or body,
including, without limitation, the Americans with Disabilities Act and any rules and regulations promulgated thereunder or in connection therewith, (e) the habitability, merchantability or fitness for a particular purpose of the Property, or
(f) any other matter with respect to the Property, and specifically that Seller has not made, does not make and specifically disclaims any representations regarding solid waste, as defined by the U.S. Environmental Protection Agency regulations
at 40 C.F.R., Part 261, or the disposal or existence, in or on the Property, of mold, radon, asbestos, or any hazardous substance, as defined by the Comprehensive Environmental Response Compensation and Liability Act of 1980, as amended, and
applicable state environmental laws, and regulations, including but not limited to the Industrial Site Recovery Act and the Spill Act (herein collectively the “Environmental Laws”). Purchaser further acknowledges and agrees
that, except as expressly provided in this Agreement, having been 

  
 20 

 
given the opportunity to inspect the Property, Purchaser is relying solely on its own investigation of the Property and not on any information provided or to be provided by Seller. Purchaser
further acknowledges and agrees that, except as expressly provided in this Agreement, and as a material inducement to the execution and delivery of this Agreement by Seller, the sale of the Property as provided for herein is made on an “AS IS,
WHERE IS” CONDITION AND BASIS “WITH ALL FAULTS.” Purchaser acknowledges, represents and warrants that Purchaser is not in a significantly disparate bargaining position with respect to Seller in connection with the transaction
contemplated by this Agreement; that Purchaser freely and fairly agreed to this acknowledgment as part of the negotiations for the transaction contemplated by this Agreement; that Purchaser is represented by legal counsel in connection with this
transaction and Purchaser has conferred with such legal counsel concerning this waiver. 
 8.3. Purchaser’s
Release. Except as expressly provided in this Agreement, Purchaser on behalf of itself and its successors and assigns waives its right to recover from, and forever releases and discharges, Seller, and Seller’s direct and indirect
affiliates (including but not limited to Seller Affiliates), investment managers, property managers, members, partners, trustees, shareholders, beneficiaries, directors, officers, employees, attorneys and agents of each of them, and their respective
heirs, successors, personal representatives and assigns (herein collectively “Seller Related Entities”) from any and all demands, claims, legal or administrative proceedings, losses, liabilities, damages, penalties, fines,
liens, judgments, costs or expenses known or unknown, foreseen or unforeseen, that may arise on account of or in any way be connected with (i) the physical condition of the Property, (ii) the condition of title to the Property,
(iii) the presence on, under or about the Property of any hazardous or regulated substance, or (iv) the Property’s compliance with any applicable federal, state or local law, rule or regulation. The terms and provisions of this
Section 8.3 shall survive Closing and/or termination of this Agreement. 
 8.4. Survival. At Closing,
Purchaser shall recertify to Seller that its representations set forth in this Article 8 are still accurate, and the provisions of this paragraph and such recertification shall survive the Closing for a period of twelve (12) months.
Notwithstanding the foregoing, the representation and warranty set forth in Section 8.1.3 hereof shall survive Closing indefinitely. 
 ARTICLE IX 
 Seller’s Interim Operating Covenants. 

9.1. Operations. Seller agrees to continue to operate, manage and maintain the Improvements through the Closing Date in the
ordinary course of Seller’s business and substantially in accordance with Seller’s present practice, subject to ordinary wear and tear and further subject to Article XII of this Agreement. 

9.2. Maintain Insurance. Seller agrees to maintain until the Closing Date fire and extended coverage insurance on the Real
Property which is at least equivalent in all material respects to the insurance policies covering the Real Property as of the Effective Date. 

  
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 9.3. Personal
Property. Seller agrees not to transfer or remove any Personal Property from the Improvements after the Effective Date except for repair or replacement thereof. Any items of Personal Property removed after the Effective Date shall be
promptly replaced prior to Closing and shall be of substantially similar quality to the item of Personal Property being replaced. 
 9.4. No Sales. Except as provided in Section 9.5, and/or Section 17.19, Seller agrees that it shall not convey any interest in the Property to any third party.

 9.5. Tenant Leases. So long as this Agreement remains in effect, Seller shall not, from and after the date
hereof, without Purchaser’s consent, which consent shall not be unreasonably withheld or delayed, (i) grant any material consent (other than where contractually required to provide such consent) or waive any material rights under the
Leases, (ii) terminate any Lease, (iii) enter into a new lease, modify an existing Lease or renew, extend or expand an existing Lease or (iv) enforce any of its remedies (including without limitation the remedy of summary proceeding)
under the Leases. Additionally, Seller shall promptly provide to Purchaser copies of all notices of default to and from the tenants and from the Lender, as well as copies of any summons, complaint, temporary restraining order, order to show cause or
other documents evidencing the commencement or continuation of any legal action against Seller or affecting the Property. 

9.6. Contracts. If requested by Purchaser pursuant to the terms hereof, Seller will send to the service providers
notice of termination of the Contracts, and Seller shall make the termination of the Contracts effective as of the Closing Date. From the Effective Date to the Closing Date, Seller shall not enter into any new Contracts which are not cancellable on
less than thirty (30) day’s notice without Purchaser’s approval, which shall not be unreasonably withheld. In the event Purchaser fails to provide its approval or notice of its non-approval with the reasons for such non-approval,
within five (5) business days of Seller’s request for such approval, Purchaser shall be deemed to have approved such Contract. 
 ARTICLE X 
 Closing Conditions 

10.1. Conditions to Obligations of Seller. The obligations of Seller under this Agreement to sell the Property and
consummate the other transactions contemplated hereby shall be subject to the satisfaction of the following conditions on or before the Closing Date except to the extent that any of such conditions may be waived by Seller in writing at Closing.

 10.1.1. Representations, Warranties and Covenants of Purchaser. All representations and warranties of Purchaser
in this Agreement shall be true and correct in all material respects as of the Closing Date, with the same force and effect as if such representations and warranties were made anew as of the Closing Date. Any changes to such representations
disclosed by Purchaser pursuant to Section 11.1.5 shall be acceptable to Seller, and Purchaser shall have performed and complied in all material respects with all covenants and agreements required by this Agreement to be performed or
complied with by Purchaser prior to the Closing Date. 

  
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 10.1.2. No
Orders. No order, writ, injunction or decree shall have been entered and be in effect by any court of competent jurisdiction or any governmental authority, and no statute, rule, regulation or other requirement shall have been promulgated or
enacted and be in effect, that restrains, enjoins or invalidates the transactions contemplated hereby. 
 10.1.3. No
Suits. No suit or other proceeding shall be pending or threatened in writing by any third party before any court or governmental authority seeking to restrain or prohibit or declare illegal, or seeking substantial damages against Seller or
any Seller Related Entities in connection with the transactions contemplated by this Agreement. 
 10.2. Conditions to
Obligations of Purchaser. The obligations of Purchaser under this Agreement to purchase the Property and consummate the other transactions contemplated hereby shall be subject to the satisfaction of the following conditions on or before the
Closing Date, except to the extent that any of such conditions may be waived by Purchaser in writing at Closing. 
 10.2.1.
Representations, Warranties and Covenants of Seller. All representations and warranties of Seller in this Agreement shall be true and correct in all material respects as of the Closing Date, with the same force and effect as if such
representations and warranties were made anew as of the Closing Date. Any changes to such representations disclosed by Seller pursuant to Section 11.2.4 shall be acceptable to Purchaser, and Seller shall have performed and complied in
all material respects with all covenants and agreements required by this Agreement to be performed or complied with by Seller prior to the Closing Date including, without limitation, Seller having satisfied its obligations to convey and transfer to
Purchaser such title to the Property as herein required. Notwithstanding anything contained in this paragraph 10.2.1 to the contrary, any changes to the representations or warranties of Seller caused by damage, destruction or condemnation of the
Property shall be governed by Article XII of this Agreement. 
 10.2.2. No Orders. No order, writ, injunction or
decree shall have been entered and be in effect by any court of competent jurisdiction or any governmental authority, and no statute, rule, regulation or other requirement shall have been promulgated or enacted and be in effect, that restrains,
enjoins or invalidates the transactions contemplated hereby. 
 10.2.3. No Suits. No suit or other proceeding
shall be pending or threatened in writing by any third party not affiliated with or acting at the request of Purchaser before any court or governmental authority seeking to restrain or prohibit or declare illegal, or seeking substantial damages
against Purchaser in connection with the transactions contemplated by this Agreement. 
 10.2.4 Estoppels. No
later than two (2) business days prior to the Closing Date, Purchaser shall have received a tenant estoppel certificate, substantially in the form attached hereto as Exhibit G, reasonably satisfactory to Purchaser, signed by each
of NDB 

  
 23 

 
Capital Markets Corporation, National Union Fire Insurance Company of Pittsburgh, PA, and Lord Abbett & Co LLC (each an “Tenant Estoppel Certificate”) and dated
no earlier than forty-five (45) days prior to the Closing Date and which substantially confirms or is consistent with the information in the Rent Roll. Seller shall be entitled to adjourn the Closing for up to thirty (30) days to
facilitate obtaining said Tenant Estoppel Certificates, or otherwise establish to Purchaser’s reasonable satisfaction that the tenants identified on the Rent Roll (as hereinafter defined) have accepted occupancy, are paying rent as set forth in
their leases and that neither the tenant or the landlord is in material default of their respective obligations under said leases. Failure to obtain such Tenant Estoppel Certificates shall not be a default or breach of this Agreement.
Purchaser’s sole and exclusive remedy for Seller’s failure to obtain or provide the Tenant Estoppel Certificates no later than the time provided above, provided that Seller has promptly requested and diligently pursued the Tenant Estoppel
Certificates, shall be to terminate this Agreement upon not less than five (5) business days prior written notice (herein the “Termination Notice”), provided however that Seller shall have the right to nullify the
Termination Notice in the event Seller obtains or provides the Tenant Estoppel Certificates within five (5) business days after the receipt by Seller of the Termination Notice. Purchaser agrees not to unreasonably withhold Purchaser’s
consent to any changes requested by any tenant to the form attached hereto as Exhibit G which is consistent with the tenant’s obligations under its lease with respect to the Tenant Estoppel Certificate. In no event shall Seller be
obligated to deliver updates to any Tenant Estoppel Certificate dated within forty-five (45) days of the Closing date. No later than three (3) business days prior to the Closing Date, Seller shall also provide to Purchaser an Estoppel
Certificate executed by Colgate Center Property Owners’ Association substantially in the form set forth in Exhibit G-2 reasonably satisfactory to Purchaser, and dated no earlier than forty-five (45) days prior to the Closing
Date. 
 10.3. General Closing Conditions. 

10.3.1. Tax Abatement. (a) Upon expiration of the Feasibility Period, Seller (and/or a Seller Affiliate, as
applicable) and Purchaser shall promptly and jointly make application to the City of Jersey City for the transfer of the existing tax abatement on the Property set forth in the Financial Agreement attached hereto as Exhibit K (herein
the “Tax Abatement Agreement”) and the related resolutions (herein the “Tax Abatement”) to Purchaser (the “Tax Exemption Application”; for purposes hereof “Tax Exemption
Application” shall also include any application for a new or amended Tax Abatement if required by the City of Jersey City). The approval of the Tax Exemption Application by the City of Jersey City for such transfer by resolution of the
City Council of Jersey City is referred to herein as the “Tax Abatement Approval” and the date that the Tax Abatement Approval shall become final, and the appeals period applicable thereto shall have expired (unless such
appeals period is waived by the parties hereto) is herein referred to as the “Tax Abatement Approval Date”. Seller and Purchaser acknowledge that any lease/sublease structure required of Purchaser in order for Purchaser to
preserve and or qualify for a continuing Tax Abatement applicable to the Property, shall be the sole responsibility of Purchaser except that Seller shall convey its existing leasehold interests, as landlord and tenant, as necessary for Purchaser to
maintain a qualifying structure. Purchaser covenants and agrees to provide to Seller no later than the date which is thirty (30) days after the date of this Agreement copies of any and all applications and other documentation required of
Purchaser and its Tax Exemption Entity (as hereinafter defined), as 

  
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described in subsection (b) below, in order to make application to the City of Jersey City as contemplated in this Section 10.3.1. Notwithstanding anything herein to the
contrary, Purchaser and Seller shall each, where practicable, be entitled to have a representative present in connection with all communications between the other and the City of Jersey City in regard to the Tax Abatement Period whether in person,
electronic or telephonic and each shall, where practicable, provide at least twenty-four (24) hours notice (which notice may be telephonic, email or fax) to the other of any such telephonic or in person meetings. 

(b) The recipient of the tax exemption to be sought pursuant to said Tax Exemption Application (if other than the named Purchaser), shall
be a to-be-formed urban renewal entity who shall be an Affiliate of Purchaser and shall otherwise possess all other qualifications required in order to be a recipient of a tax abatement in the City of Jersey City (herein referred to sometimes as the
“Tax Exemption Entity” or “RT 90 Hudson Urban Renewal, LLC”). Each of Purchaser and/or the Tax Exemption Entity and Seller shall be responsible for all aspects of the filing of the Tax Exemption
Application applicable to it including all disclosure requirements that may apply to a prospective assignment, if any. If this Agreement shall be terminated, then, at Seller’s option, Purchaser shall either (A) formally withdraw the Tax
Exemption Application or (B) assign all its right, title and interest therein to Seller or its designee. Seller shall participate with Purchaser, and any Tax Exemption Entity, in the prosecution and negotiation of the Tax Exemption Application
and the procuring of approval therefor. Each of Seller and Purchaser shall be responsible for their own legal and other costs related to the Tax Exemption Application and the prosecution and negotiation thereof and procuring of approval therefor.
The Seller and Purchaser acknowledge that the Financial Agreement does not provide for the payment a transfer fee. The provisions of this Section 10.3.1 (b) shall survive the Closing or the termination of this Agreement. Unless
Seller elects (in its sole discretion) by written notice to Purchaser to waive this provision, Tax Abatement Approval shall be deemed not to have been granted if such Tax Abatement Approval increases the obligations of Seller or imposes any new
obligations upon Seller. Seller and Purchaser shall use their collective reasonable efforts to seek and obtain the Tax Abatement Approval contemplated in subsection (a) and (b) above. 

For the purposes hereof, “Person” shall mean a natural person or persons, a partnership, a corporation, a limited
liability company or any other form of business or legal association or entity. For the purposes hereof “Affiliate of Purchaser” or “Purchaser Affiliate” shall mean any Person owning or controlling
Purchaser, or under common ownership or control with or by Purchaser. For the purposes hereof “Affiliate of Seller” or “Seller Affiliate” shall mean any Person owning or controlling Seller, or under
common ownership or control with or by Seller. For purposes hereof, “ownership or control” shall mean either (i) the legal or beneficial ownership of fifty percent (50%) or more of the beneficial interests in a Person, or
(ii) the sole ability to direct the day-to-day affairs of such Person. 
 10.3.2. Tax Abatement Transfer
Contingency. The obligations of Purchaser to purchase and Seller to convey under this Agreement are contingent upon the receipt of the Tax Abatement Approval (as defined in Section 10.3.1 hereof) within the Additional
Condition Period. 

  
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 10.3.3. Mortgage
Loan Assumption Contingency. The obligations of Purchaser and Seller to close under this Agreement are contingent upon (i) Lender consenting to the transfer of the Property to Purchaser and the assignment by Seller, and
assumption by Purchaser, of the Mortgage Loan on the terms provided in the Loan Documents and as provided by the terms of this Agreement (the “Loan Assignment and Assumption”); and (ii) Lender closing upon the Loan
Assignment and Assumption consistent with the terms of the Loan Assignment and Assumption approved by the Lender upon Closing (collectively, the “Financing Contingency”). Provided however that the failure to satisfy the
Financing Contingency as a result of Purchaser’s or Seller’s failure to provide information reasonably requested by the Lender or failure to execute and deliver any documentation or perform any of its other obligations under this Agreement
with regard to Loan Assignment and Assumption, so long as such obligations are consistent with the Loan Documents, shall not be deemed to excuse failing party from its obligations under this Agreement. 

10.3.3.1. Requirements of Loan Documents. In connection with the Loan Assignment and Assumption and at Closing (or at
Purchaser’s option before Closing), Purchaser shall, at no cost or expense to Lender or Seller, execute such documents and take such actions as Lender may reasonably require, consistent with the Loan Documents, including but not limited to, if
required by the Lender, (i) create a special purpose entity owned and controlled by Purchaser or an Affiliate of Purchaser to take title to the Property and assume the Mortgage Loan (subject to the terms of this Agreement); (ii) deliver an
insolvency opinion with respect to Purchaser if required by the Loan Documents; (iii) provide CBRE Operating Partnership, L.P. a Delaware limited partnership (“CBRE”), as a guarantor to Lender to execute and deliver to
Lender a replacement guaranty and environmental indemnity agreement materially consistent with the Loan Documents and substantially on the same terms and conditions as set forth in the documents executed in connection with the Mortgage Loan;
(iv) provide a pledge of the membership interests in the borrower to Lender pursuant to a replacement pledge agreement materially consistent with the Loan Documents and substantially on the same terms and conditions as set forth in the
documents executed in connection with the Mortgage Loan; and (v) enter into a replacement management agreement with respect to the Property. 
 10.3.4. Cooperation. Subject to the terms of this Agreement, Seller and Purchaser shall reasonably cooperate with one another and with Lender and shall use their respective commercially
reasonable efforts to obtain a satisfaction of the Financing Contingency. Seller and Purchaser shall, subject to the terms of this Agreement, execute and deliver any and all documents and information reasonably required by Lender and consistent with
the Loan Documents in connection with the satisfaction of the Financing Contingency, including, but not limited to, financial reports, property management reports, income statements, assignment agreements, financing statements, estoppel certificates
and releases; provided however that nothing contained herein shall obligate Seller to expand its liabilities or obligations in connection with the Mortgage Loan. Seller and Purchaser shall keep each other reasonably apprised of the status of the
approval process. Within five (5) days after receipt of any written correspondence, document or other material from Lender (or any agent or servicer of Lender) relating to the Loan Assignment and Assumption (and/or Lender’s consent
thereto), Seller or Purchaser, as the case may be, shall send a true, correct and complete copy of such correspondence, document or other material to the other party hereunder. Simultaneously with submitting any application, correspondence,

  
 26 

 
document or other material to Lender (or any agent or servicer of Lender) in connection with obtaining Lender’s consent to the Loan Assignment and Assumption, Seller or Purchaser, as the
case may be, shall forward a true, correct and complete copy of such information to the other party hereunder; provided, however, at least five (5) days before making any material submission to Lender (or any agent or servicer of Lender) in
connection with obtaining Lender’s consent to the Loan Assignment and Assumption (including, without limitation, any applications), Seller or Purchaser, as the case may be, shall forward a true, correct and complete copy of such material
submission to the other party hereunder for review and comment. Within five (5) days after receipt of such proposed submission, the receiving party (Seller or Purchaser, as the case may be) shall notify the other party of any objections
thereto, which notice shall specify in reasonable detail the basis for any such objection. Neither party shall unreasonably withhold, condition or delay its approval of any such submission. If either party fails to object to a submission within the
five (5) day period set forth above, then such party shall be deemed to have waived its right to object to such submission pursuant to this Section 10.3.4. All documentation submitted to Purchaser or Seller, or each of their
representatives, by the other party pursuant to this Section 10.3.4 shall be treated as confidential information. Seller and Purchaser shall not disclose any information obtained by it from the other party, including, without limitation,
any financial statements, except that the parties may disclose such information to its consultants and attorneys engaged in the review of same in connection with the Loan Assignment and Assumption. Notwithstanding the foregoing, Seller and Purchaser
shall each have the right to disclose confidential information to third parties if such disclosure is required by an order of a court of competent jurisdiction or as otherwise described in Section 15.1. Seller acknowledges that Purchaser
may, at no cost or expense to Seller, request Lender’s consent to non-material modifications to the Loan Documents to facilitate ownership of the Property by Purchaser or its assign in the event Purchaser or its assign is or may be a REIT;
provided however that nothing contained in this sentence shall be construed as Seller’s consent to any modifications of the Loan Documents or the Mortgage Loan requested by Purchaser or any modifications which would adversely affect the Closing
of the transactions contemplated by this Agreement or impose additional obligations on Seller or any Seller Related Entities. 

10.3.5. Fees. Seller shall, subject to the provisions of this Agreement, including but not limited to
Section 10.3.3, pay, as and when required by Lender (or any agent or servicer of Lender) any and all fees, costs and expenses reasonably demanded by Lender in connection with the satisfaction of the Financing Contingency (other than the
establishment or replacement of escrows and similar deposits), including, but not limited to, amounts due pursuant to the Mortgage executed in connection with the Mortgage Loan. Purchaser shall be responsible for and shall pay when due all costs and
expenses of Purchaser in connection with this Agreement, including but not limited to, Section 10.3.3 and Subsection10.3.3.1. 
 ARTICLE XI 
 Closing 

11.1. Purchaser’s Closing Obligations. Purchaser, at its sole cost and expense, shall deliver or cause to be delivered
to Seller at Closing the following: 
 11.1.1. The Purchase Price, after all adjustments are made at the Closing as
herein provided, by wire transfer or other immediately available federal funds, which amount shall be received in escrow by the Escrow Agent at or before 5:00 p.m. (New York local time). 

  
 27 

  
 11.1.2. A
General Assignment, substantially in the form attached hereto as Exhibit D (the “General Assignment”), duly executed by Purchaser, conveying and assigning to Purchaser the Personal Property, the Intangible
Property and certain other property. 
 11.1.3 An Assignment and Assumption Agreement, substantially in the form attached
hereto as Exhibit D-1 (the “Lease Assignment”), duly executed by Purchaser, conveying and assigning to Purchaser the Leases and the Contracts. 

11.1.4. Evidence reasonably satisfactory to Seller and the Escrow Agent that the person executing the Closing documents on behalf
of Purchaser has full right, power and authority to do so. 
 11.1.5. Written notice executed by Purchaser and addressed
to the tenants, (i) acknowledging the sale of the Property to Purchaser, (ii) acknowledging that Purchaser has received and is responsible for any security deposits identified in the Rent Roll (provided that Purchaser receives a credit for
such security deposits at Closing), and (iii) indicating that rent should thereafter be paid to Purchaser and giving instructions therefore (the “Tenant Notice Letter”). 

11.1.6. A certificate indicating that the representations and warranties set forth in Article VIII are true and correct on
the Closing Date, or, if there have been changes, describing such changes. 
 11.1.7 A closing statement duly executed by
Purchaser setting forth the Purchase Price and any adjustments thereto. 
 11.1.8 Such other documents as may be
reasonably necessary or appropriate to effect the consummation of the transactions which are the subject of this Agreement, including, but not necessarily limited to, (i) all documents evidencing Purchaser’s compliance with the provisions
of Article 10 hereof, and (ii) any reasonable and customary documentation in furtherance of and subject to the provisions of Section 17.19 hereof. 
 11.1.9 The Loan Assumption Agreement, and any other documents as may be reasonably required by the Lender in connection with the assumption of the Loan and consistent with the Loan Documents.

 11.1.10 An Assignment and Assumption Agreement, substantially in the form attached hereto as Exhibit D-2
(the “Land Lease Assignment”), duly executed by Purchaser, conveying and assigning to Purchaser the landlord’s interest in the Land Lease. 
 11.1.11 An Assignment and Assumption Agreement, substantially in the form attached hereto as Exhibit D-3 (the “Building Lease Assignment”), duly executed by RT
90 Hudson Urban Renewal, LLC, conveying and assigning to RT 90 Hudson Urban Renewal, LLC the Landlord’s interest in the Building Lease. 

  
 28 

  
 11.1.12 An
Assignment and Assumption Agreement, substantially in the form attached hereto as Exhibit D-4 (the “Land Lease Assignment”), duly executed by RT 90 Hudson Urban Renewal, LLC , conveying and assigning to RT 90
Hudson Urban Renewal, LLC the tenant’s interest in the Land Lease. 
 11.1.13 An Assignment and Assumption
Agreement, substantially in the form attached hereto as Exhibit D-5 (the “Building Lease Assignment”), duly executed by Purchaser, conveying and assigning to Purchaser the tenant’s interest in the Building
Lease. 
 11.2. Seller’s Closing Obligations. Seller, at its sole cost and expense, shall deliver or cause to
be delivered to Purchaser the following: 
 11.2.1. A bargain and sale deed with covenant against grantor’s acts
(the “Deed”) in recordable form properly executed by Seller conveying to Purchaser title to the Land and Improvements, in the form attached hereto as Exhibit E. 

11.2.2. The General Assignment, duly executed by Seller. 
 11.2.3 The Lease Assignment duly executed by Seller. 
 11.2.4
Evidence reasonably satisfactory to Purchaser and the Escrow Agent that the person executing the Closing documents on behalf of Seller has full right, power and authority to do so. 

11.2.5 A certificate indicating that the representations and warranties set forth in Article VII are true and correct on
the Closing Date, or, if there have been changes, describing such changes. 
 11.2.6 A certificate substantially in the
form attached hereto as Exhibit F (“Non-foreign Entity Certification”) certifying that Seller is not a “foreign person” as defined in Section 1445 of the Internal Revenue Code of 1986, as amended.

 11.2.7 The following items, to the extent in Seller’s possession or under its control: (i) all keys, codes
and combinations for all entrance door and spaces which may be locked (whether occupied or not) in the Improvements; and (ii) all original (to the extent available, otherwise copies of) Leases and Contracts (that are being assigned), and plans
and specifications as well as all building permits, certificates of occupancy, zoning certificates, and other governmental permits and licenses and to the extent in Seller’s possession or under its control, in connection with the construction,
development, ownership, use, operation or maintenance of the Property. 
 11.2.8 A closing statement duly executed by
Seller setting forth the Purchase Price and any adjustments thereto. 

  
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 11.2.9 Such
other documents as may be reasonably necessary or appropriate to effect the consummation of the transactions which are the subject of this Agreement, including but not limited to all documents evidencing Seller’s compliance with the provisions
of Article 10 hereof. 
 11.2.10 An Affidavit of Title in the form attached hereto as Exhibit J and
such other documents customarily delivered at closing of title for transactions of this type in New Jersey as the Title Company may reasonably request, provided such documents do not expand Seller’s liability or increase its obligations or
expenses. 
 11.2.11 The Tenant Estoppel Certificates and other estoppel certificates required pursuant to
Section 10.2.4. 
 11.2.12 The Loan Assumption Agreement, and any other documents as may be reasonably
required by the Lender in connection with the assumption of the Mortgage Loan and consistent with the Loan Documents. 

11.2.13 The Tenant Notice Letter 
 11.2.14 A Termination of the Management Agreement. 
 11.2.15 A fully
executed Lender Approval 
 11.2.16 A Termination of such Contracts, as Purchaser shall request in its sole discretion,
subject however to the terms of this Agreement. 
 11.2.17 An Assignment and Assumption Agreement, substantially in the
form attached hereto as Exhibit D-2 (the “Land Lease Assignment”), duly executed by Seller, conveying and assigning to Purchaser the landlord’s interest in the Land Lease. 

11.2.18 An Assignment and Assumption Agreement, substantially in the form attached hereto as Exhibit D-3 (the
“Building Lease Assignment”), duly executed by Seller, conveying and assigning to RT 90 Hudson Urban Renewal, LLC the landlord’s interest in the Building Lease. 

11.2.19 An Assignment and Assumption Agreement, substantially in the form attached hereto as Exhibit D-4 (the
“Land Lease Assignment”), duly executed by Seller, conveying and assigning to RT 90 Hudson Urban Renewal, LLC the tenant’s interest in the Land Lease. 

11.2.20 An Assignment and Assumption Agreement, substantially in the form attached hereto as Exhibit D-5 (the
“Building Lease Assignment”), duly executed by Seller, conveying and assigning to Purchaser the tenant’s interest in the Building Lease. 

  
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 ARTICLE XII

 Risk of Loss 
 12.1. Condemnation and Casualty. If, prior to the Closing Date, all or any portion of the Property is taken by condemnation or eminent domain, or is destroyed or damaged by fire or other
casualty, Seller shall notify Purchaser of such fact promptly after Seller obtains knowledge thereof. If such condemnation or casualty is “Material” (as hereinafter defined), Purchaser shall have the option to terminate this Agreement upon
notice to Seller and Escrow Agent given not later than fifteen (15) days after receipt of Seller’s notice, or the Closing Date, whichever is earlier. If this Agreement is terminated, the Deposit (including the interest thereon) shall
promptly be returned to Purchaser and thereafter neither Seller nor Purchaser shall have any further rights or obligations to the other hereunder except with respect to the Surviving Termination Obligations. If this Agreement is not terminated,
Seller shall not be obligated to repair any damage or destruction but (x) Seller shall assign, without recourse, and turn over to Purchaser all of the insurance proceeds or condemnation proceeds, as applicable, net of any costs of repairs and
net of reasonable collection costs, in either case to the extent actually incurred or expended by Seller (or, if such have not been awarded, all of its right, title and interest therein) payable with respect to such fire or other casualty or
condemnation including any rent abatement insurance for such casualty or condemnation and (y) the parties shall proceed to Closing pursuant to the terms hereof without abatement of the Purchase Price except for a credit to Purchaser in the
amount of the applicable insurance deductible. 
 12.2. Condemnation Not Material. If the condemnation is not
Material, then the Closing shall occur without abatement of the Purchase Price and, after deducting Seller’s reasonable costs and expenses incurred in collecting any award, Seller shall assign, without recourse, all remaining awards or any
rights to collect awards to Purchaser on the Closing Date. 
 12.3. Casualty Not Material. If the Casualty
is not Material, then the Closing shall occur without abatement of the Purchase Price except for a credit to Purchaser in the amount of the applicable deductible and Seller shall not be obligated to repair such damage or destruction and Seller shall
assign, without recourse, and turn over to Purchaser all of the insurance proceeds net of any costs of repairs and net of reasonable collection costs, in either case to the extent actually incurred or expended by Seller (or, if such have not been
awarded, all of its right, title and interest therein) payable with respect to such fire or such casualty including any rent abatement insurance for such casualty. 
 12.4. Materiality. For purposes of this Article XII, with respect to a taking by eminent domain, the term “Material” shall mean any taking whatsoever,
regardless of the amount of the award or the amount of the Property taken, excluding, however, any taking solely of subsurface rights or takings for utility easements or right of way easements, if the surface of the Property and the Improvements
thereon, after such taking, may be used in substantially the same manner as though such rights had not been taken. For purposes of this Article XII, with respect to a casualty, the term “Material” shall mean any
casualty (i) such that the cost of repair, as reasonably estimated by Seller’s and Purchaser’s third-party engineers, is in excess of Five Million ($5,000,000.00) Dollars or (ii) pursuant to which casualty a tenant of Seller
under one of the Leases of office space at the Real Property terminates its Lease of the Property pursuant to the terms thereof. 

  
 31 

  
 ARTICLE XIII

 Default 
 13.1. Default by Seller. If Seller shall be in default of any material obligation, representation or warranty under this Agreement and such default is not cured or remedied within thirty
(30) days after receipt of written notice thereof given by Purchaser to Seller (except in regard to Seller’s obligation to deliver the Deed at Closing in regard to which Seller shall only be entitled to ten (10) business days notice),
at Purchaser’s election, Purchaser shall either (i) terminate this Agreement and receive the Deposit (including the interest thereon) from the Escrow Agent and Seller shall pay all of Purchaser’s reasonable out-of-pocket expenses
incurred in connection with this Agreement, including reasonable legal fees paid by Purchaser in connection with the preparation and negotiation of this Agreement, up to a maximum of Fifty Thousand and No/100 Dollars ($50,000.00) and in such event
Seller shall not have any liability whatsoever to Purchaser hereunder other than with respect to the Surviving Termination Obligations, or (ii) enforce specific performance of this Agreement of the obligations of Seller hereunder and/or,
subject to the limitations below in this subsection 13.1, to seek damages. Except as otherwise provided herein, nothing contained in this paragraph 13.1 shall limit Purchaser’s remedies at law or in equity, as to the Surviving Termination
Obligations. Notwithstanding anything to the contrary in the foregoing, Purchaser shall only be entitled to pursue an action for actual damages in the event of a Seller misrepresentation, failure or default if the failure, default or
misrepresentation renders specific performance inadequate or unavailable. Seller shall in no event be responsible for or liable for any consequential, special or indirect, speculative or punitive damages in any actions. 

13.2. Default by Purchaser. In the event the Closing and the transactions contemplated hereby do not occur as provided
herein by reason of the default of Purchaser, Purchaser and Seller agree it would be impractical and extremely difficult to fix the damages which Seller may suffer. Therefore the Deposit shall be liquidated damages for Purchaser’s default and
failure to complete the purchase of the Property; provided however that nothing contained herein shall be construed as relieving Purchaser of any of its Surviving Termination Obligations. Upon such default by Purchaser, Seller shall have the right,
upon written notice to the Escrow Agent and Purchaser pursuant to Section 17.15.3 hereof, to receive the Deposit (including the interest thereon) from the Escrow Agent. Purchaser shall in no event be responsible for or liable for any
consequential, special or indirect, speculative or punitive damages in any actions, in excess of said Deposit. 

  
 32 

  
 ARTICLE XIV

 Brokers 
 14.1. Brokers. Purchaser and Seller each represents and warrants to the other that it has not dealt with any person or entity entitled to a brokerage commission, finder’s fee or other
compensation with respect to the transaction contemplated hereby other than Cushman & Wakefield of New Jersey, Inc., whose compensation shall be the sole responsibility of Seller, and who shall be paid only upon the Closing of the
purchase and sale contemplated hereby pursuant to a separate agreement. Purchaser hereby agrees to indemnify, defend, and hold Seller harmless from and against any losses, damages, costs and expenses (including, but not limited to, attorneys’
fees and costs) incurred by Seller by reason of any breach or inaccuracy of the Purchaser’s representations and warranties contained in this Article XIV. Seller hereby agrees to indemnify, defend, and hold Purchaser harmless from and
against any losses, damages, costs and expenses (including, but not limited to, attorneys’ fees and costs) incurred by Purchaser by reason of any breach or inaccuracy of Seller’s representations and warranties contained in this Article
XIV. Seller and Purchaser agree that it is their specific intent that no broker shall be a party to or a third party beneficiary of this Agreement or the Deposit, that no broker shall have any rights or cause of action hereunder, and further
that the consent of a broker shall not be necessary to any agreement, amendment, or document with respect to the transaction contemplated by this Agreement. The provisions of this Article XIV shall survive the Closing and/or termination of
this Agreement. 
 ARTICLE XV 
 Confidentiality 
 15.1. Confidentiality. Purchaser expressly
acknowledges and agrees that the transactions contemplated by this Agreement, the documents that are not otherwise known by or readily available to the public and the terms, conditions and negotiations concerning the same shall be held in the
strictest confidence by Purchaser and shall not be disclosed by Purchaser except if Purchaser or its directors, officers, employees, consultants and advisors are requested to provide information pursuant to an audit, investigation or inspection by
the U.S. Securities and Exchange Commission, FINRA, or other similar regulatory body, and as a result of any such request or requirement, Purchaser or Purchaser’s directors, officers, employees, consultants and advisors is, in the opinion of
counsel, required to disclose information or else stand liable for contempt or other censure or penalty, then such information may be disclosed without liability (the “Authorized Representatives”), and except and only to the
extent that such disclosure may be necessary for its performance hereunder. Purchaser agrees that it shall instruct each of its Authorized Representatives to maintain the confidentiality of such information and at the request of Seller, to promptly
inform Seller of the identity of each such Authorized Representative. Purchaser further acknowledges and agrees that, unless and until the Closing occurs, all information and materials obtained by Purchaser in connection with the Property that are
not otherwise known by or readily available to the public will not be disclosed by Purchaser to any third persons (other than to its Authorized Representatives) without the prior written consent of Seller, provided, however, such restriction shall
not apply to information which (i) was or 

  
 33 

 
becomes generally available to the public other than as a result of a disclosure by Purchaser or Purchaser’s directors, officers, employees, consultants and advisors or (ii) was or
becomes available to Purchaser on a non-confidential basis from a source other than Seller or its affiliates or representatives; provided that the source was not prohibited from disclosing such information by a legal, contractual or fiduciary
obligation; (iii) is rightfully in Purchaser’s possession and is part of Purchaser’s general knowledge; or (iv) is the subject of express written permission to disclose to such party by Seller. If the transaction contemplated by
this Agreement does not occur for any reason whatsoever, Purchaser shall promptly return to Seller, and shall instruct its Authorized Representatives to return to Seller, all copies and originals of all documents and information provided to
Purchaser except that in no event shall Purchaser be required to return any information provided in an electronic format including specifically any information on Purchaser’s systems (provided however that Purchaser shall not use or permit the
use of such information for any purpose other than in connection with the purchase of the Property from Seller and provided such information shall be held pursuant to the terms of this Agreement notwithstanding the expiration or termination of the
term hereof.). Nothing contained in this Section 15.1 shall preclude or limit either party from disclosing or accessing any information otherwise deemed confidential under this Section 15.1 in connection with the party’s
enforcement of its rights following a disagreement hereunder or in response to lawful process or subpoena or other valid or enforceable order of a court of competent jurisdiction or any filings with governmental authorities required by law (as above
provided), required by reason of the transactions provided for herein. Additionally, notwithstanding anything to the contrary, Purchaser and Purchaser’s directors, officers, employees, consultants and advisors may keep any information in its
files and/or back-up tapes solely to comply with any legal, compliance or security policies, provided such information shall be held pursuant to the terms of this Agreement notwithstanding the expiration or termination of the term hereof. The
provisions of this Section 15.1 shall survive any termination of this Agreement. 
 ARTICLE XVI 

COLGATE PROPERTIES CONDITION 
 16.1. Seller’s obligation to convey the Property to Purchaser at Closing shall be expressly conditioned upon the simultaneous purchase by Purchaser or its affiliate of the adjacent premises
located in Colgate Center known as 70 Hudson Street pursuant to an Agreement of Sale of even date herewith between 70 Hudson Street, L.L.C. and 70 Hudson Street Urban Renewal Associates, L.L.C., collectively, as seller and Purchaser or its
affiliate, as purchaser (the “70 Hudson Street Agreement”). Notwithstanding the foregoing, a failure of Closing to occur under the 70 Hudson Street Agreement simultaneously herewith due to the seller’s default thereunder
shall in no event give Seller the option to extend the Closing Date pursuant to this Section 16.1. Seller shall deliver written notice to Purchaser no later than ten (10) business days prior to the date on which Closing would have
occurred hereunder of its election to (a) adjourn the Closing to the date of the Closing under the 70 Hudson Street Agreement (in no event later than March 31, 2011) to facilitate a simultaneous close, or (b) to proceed to Closing on
the date that Closing would otherwise occur , or (c) if the Closing does not occur under the 70 Hudson Street Agreement due to the termination thereof (other than as a result of a default by the seller thereunder) or a default by the purchaser
thereunder, to terminate this Agreement, in which event the Deposit, together with all interest earned thereon, if any, will be returned to Purchaser. 

  
 34 

  
 ARTICLE XVII

 MISCELLANEOUS 
 17.1. Notices. Any demand, notice or other communication required or permitted to be given hereunder shall be in writing, and shall be delivered personally, by recognized overnight national
courier service (such as Federal Express) for next business day delivery, by telecopy (with a hard copy and a transmission confirmation sent by a recognized overnight national courier service), or by certified mail, return receipt requested,
first-class postage prepaid to the parties at the addresses set forth below (or to such other addresses as the parties may specify by due notice to the other): 
  

			
	To Seller:	  	c/o Hartz Mountain Industries, Inc.
		  	400 Plaza Drive
		  	Secaucus, NJ 07096-1515
		  	Attn: Irwin A. Horowitz, Esq.
		  	Telephone: (201) 272-5300
		  	Facsimile: (201) 272-6139
		  	e-mail: Jim.Rubino@HartzMountain.com
		
	With a copy to:	  	c/o Hartz Mountain Industries, Inc.
		  	400 Plaza Drive
		  	Secaucus, NJ 07096-1515
		  	Attn: Vincent J. Rubino, Jr., Esq.
		  	Telephone: (201) 272-5301
		  	Facsimile: (201) 272-6139
		  	e-mail: Jim.Rubino@HartzMountain.com
		
	To Purchaser:	  	RT 90 Hudson, LLC
		  	c/o CB Richard Ellis Realty Trust
		  	47 Hulfish Street
		  	Suite 210
		  	Princeton, NJ 08542
		  	Attention: Jack A. Cuneo
		  	Facsimile: (609) 806-2666
		
	With a copy to:	  	CB Richard Ellis Investors
		  	800 Boylston Street, Suite 1475
		  	Boston, Massachusetts 02199
		  	Attention: Victor S. Bucchere
		  	Facsimile: (617) 425-2801

  
 35 

			
		
	With a copy to:	  	K&L Gates LLP
		  	599 Lexington Ave
		  	New York, New York 10022-6030
		  	Attention: Jeffrey H. Weitzman, Esq.
		  	Facsimile: (212) 536-3901

 Any notice delivered to a
party’s designated address by (a) personal delivery, (b) recognized overnight national courier service, or (c) certified mail, return receipt requested, shall be deemed to have been received by such party at the time the notice
is delivered to such party. Any notice sent by fax to the party’s designated fax number shall be effective upon receipt, provided receipt occurs before 5:00 PM on a business day in the State of New Jersey. Confirmation by the courier delivering
any notice given pursuant to this Section 17.1 shall be conclusive evidence of receipt of such notice. Each party hereby agrees that it will not refuse or reject delivery of any notice given hereunder, that it will acknowledge, in
writing, receipt of the same upon request by any other party and that any notice rejected or refused by it shall be deemed for all purposes of this Agreement to have been received by the rejecting party on the date so refused or rejected, as
conclusively established by the records of the U.S. Postal Service or the courier service. Any notice given by an attorney for a party shall be effective for all purposes. 
 17.2. Governing Law. This Agreement shall be governed by and construed in accordance with the internal, substantive laws of the State of New Jersey, without regard to the conflict of laws
principles thereof. 
 17.3. Headings. The captions and headings herein are for convenience and reference only and
in no way define or limit the scope or content of this Agreement or in any way affect its provisions. 
 17.4. Execution
and Delivery. This Agreement shall be effective upon delivery of this Agreement fully executed by the Seller and Purchaser. 
 17.5. Business Days. If any date herein set forth for the performance of any obligations of Seller or Purchaser or for the delivery of any instrument or notice as herein provided should be
on a Saturday, Sunday or legal holiday, the compliance with such obligations or delivery shall be deemed acceptable on the next business day following such Saturday, Sunday or legal holiday. As used herein, the term “legal holiday” means
any state or Federal holiday for which financial institutions or post offices are generally closed in the state where the Property is located. 
 17.6. Counterpart Copies. This Agreement may be executed in two or more counterpart copies, all of which counterparts shall have the same force and effect as if all parties hereto had
executed a single copy of this Agreement. An exchange of executed copies of signature pages, shall have the same force and effect as if the parties had executed and exchanged original counterparts of this Agreement. 

17.7. Binding Effect. This Agreement shall be binding upon, and inure to the benefit of, the parties hereto and their
respective successors and assigns. 

  
 36 

  
 17.8.
Assignment. Purchaser shall not have the right to assign the Agreement without Seller’s prior written consent, which consent may be given or withheld in Seller’s sole and absolute discretion; provided that Purchaser shall in no
event be released from any of its obligations or liabilities hereunder as a result of any such assignment. Notwithstanding anything to the contrary stated above, Purchaser shall, subject to Purchaser’s obligations with respect to the Financing
Contingency and the receipt of the Tax Abatement Approval, be permitted to assign its rights under this Agreement without Seller’s consent to (a) any entity controlling, controlled by, or under common control with Purchaser, (b) any
partnership in which Purchaser or Purchaser’s controlling member is the general partner; (c) any fund or entity sponsored by Purchaser; (d) any entity that retains Purchaser or a company affiliated with Purchaser to manage the
Property or (e) CBRE and/or CB Richard Ellis Realty Trust, provided that, (i) assignee assumes Purchaser’s obligations under this Agreement pursuant to a written agreement in form and substance reasonably acceptable to Seller;
(ii) Seller receives a copy of such assignment and assumption agreement on or before three (3) business days after the execution thereof (and in no event less than three (3) business days prior to Closing); (iii) at Closing,
Purchaser reaffirms all of the representations and warranties of Purchaser herein; (iv) Purchaser shall remain liable for, and shall not be released from the performance of Purchaser’s obligations under this Agreement after such
assignment, including but not limited to the obligations in the agreements and instruments attached to this Agreement as Exhibits; (v) CBRE remains the substitute guarantor and/or indemnitor under the Loan Documents in connection with the
Financing Contingency; and (vi) such assignment does not adversely affect satisfaction of the Financing Contingency or the receipt of the Tax Abatement Approval. Whenever reference is made in this Agreement to Seller or Purchaser, such
reference shall include the successors and assigns of such party under this Agreement. 
 17.9. Interpretation.
This Agreement shall not be construed more strictly against one party than against the other merely by virtue of the fact that it may have been prepared by counsel for one of the parties, it being recognized that both Seller and Purchaser have
contributed substantially and materially to the preparation of this Agreement. 
 17.10. Entire Agreement. This
Agreement and the Exhibits attached hereto contain the final and entire agreement between the parties hereto with respect to the sale and purchase of the Property and are intended to be an integration of all prior negotiations and understandings,
including, without limitation, the Letter of Intent accepted by Seller dated as of September 15, 2010. Purchaser, Seller and their agents shall not be bound by any terms, conditions, statements, warranties or representations, oral or written,
not contained herein. No change or modifications to this Agreement shall be valid unless the same is in writing and signed by the parties hereto. Each party reserves the right to waive any of the terms or conditions of this Agreement which are for
their respective benefit and to consummate the transaction contemplated by this Agreement in accordance with the terms and conditions of this Agreement which have not been so waived. Any such waiver must be in writing signed by the party for whose
benefit the provision is being waived. 
 17.11. Severability. If any one or more of the provisions hereof shall
for any reason be held to be invalid, illegal or unenforceable in any respect, such invalidity, illegality or unenforceability shall not affect any other provision hereof, and this Agreement shall be construed as if such invalid, illegal or
unenforceable provision had never been contained herein. 

  
 37 

  
 17.12.
Survival. Except as otherwise specifically provided for herein, the provisions of this Agreement and the representations and warranties herein shall not survive after the conveyance of title and payment of the Purchase Price but be merged
therein. Except as otherwise specifically provided for herein (collectively, the “Surviving Termination Obligations”), the provisions of this Agreement shall not survive the termination of this Agreement. 

17.13. Time. Time is of the essence in the performance of each of the parties’ respective obligations contained
herein, provided, however, that neither Purchaser nor Seller shall be deemed to be in default hereunder for failure to close on the scheduled Closing Date unless and until the party failing to close shall have been given written notice fixing a new
date for the proposed Closing, not less than fifteen (15) days thereafter, and such party to whom notice is given shall fail to perform on or before such rescheduled Closing Date. 

17.14. Limitation of Liability. In any event, Seller’s maximum liability for damages arising out of any breach of the
terms, covenants or conditions of this Agreement or the representations and warranties of Seller contained herein, or arising out of or from the transactions contemplated hereby, shall not exceed Two Million Six Hundred Thousand Dollars
($2,600,000.00) in the aggregate provided, however, if Seller willfully defaults under this Contract and sells the Property to a third-party unaffiliated with Purchaser prior to the Closing within six (6) months after the date the Closing under
this Agreement was scheduled to occur such that the remedy of specific performance is unavailable as a result of such sale, Purchaser shall be entitled to pursue an action for actual damages against Seller, but not in excess of the difference
between the Purchase Price under this Agreement and the sale price received by Seller for the Property pursuant to such third-party sale. The obligations of Seller are binding only on Seller and Seller’s assets and shall not be personally
binding upon, nor shall any resort be had to, the private properties of any of the Seller Related Entities other than Seller and any liability of Seller hereunder and under the documents executed and delivered by Seller at Closing shall be expressly
limited as set forth in Sections 7.2, 8.2, 8.3, 13.1 and 17.14 of this Agreement. All documents to be executed by Seller shall, whether or not they contain the foregoing exculpation, be governed thereby. Purchaser
acknowledges that the entities constituting Seller are each special purpose entities and that they shall be responsible only for their own respective obligations under this Agreement. 

17.15. Escrow Agreement. 
 17.15.1. Instructions. Purchaser and Seller each shall promptly deposit a copy of this Agreement executed by such party (or either of them shall deposit a copy executed by both Purchaser and
Seller) with Escrow Agent, and, upon receipt of the Deposit from Purchaser, Escrow Agent shall immediately execute this Agreement where provided below. This Agreement, together with such further instructions, if any, as the parties shall provide to
Escrow Agent by written agreement, shall constitute the escrow instructions. If any requirements relating to the duties or obligations of Escrow Agent hereunder are not acceptable to Escrow 

  
 38 

 
Agent, or if Escrow Agent requires additional instructions, the parties hereto agree to make such deletions, substitutions and additions hereto as counsel for Purchaser and Seller shall mutually
approve, which additional instructions shall not substantially alter the terms of this Agreement unless otherwise expressly agreed to by Seller and Purchaser. 
 17.15.2. Real Estate Reporting Person. Escrow Agent is hereby designated the “real estate reporting person” for purposes of Section 6045 of Title 26 of the United States Code
and Treasury Regulation 1.6045-4 and any instructions or settlement statement prepared by Escrow Agent shall so provide. Upon the consummation of the transaction contemplated by this Agreement, Escrow Agent shall file Form 1099 information return
and send the statement to Seller as required under the aforementioned statute and regulation. Seller and Purchaser shall promptly furnish their federal tax identification numbers to Escrow Agent and shall otherwise reasonably cooperate with Escrow
Agent in connection with Escrow Agent’s duties as real estate reporting person. 
 17.15.3. Liability of Escrow
Agent. The parties acknowledge that the Escrow Agent shall be conclusively entitled to rely, except as hereinafter set forth, upon a certificate from Purchaser or Seller as to how the Deposit (which, for purposes of this Section shall
be deemed to also include any other escrowed funds held by the Escrow Agent pursuant to this Agreement) should be disbursed. Any notice sent by Seller or Purchaser (the “Notifying Party”) to the Escrow Agent shall be sent
simultaneously to the other noticed parties pursuant to Section 17.1 herein (the “Notice Parties”). If the Notice Parties do not object to the Notifying Party’s notice to the Escrow Agent within ten
(10) days after the Notice Parties’ receipt of the Notifying Party’s certificate to the Escrow Agent, the Escrow Agent shall be able to rely on the same. If the Notice Parties send, within such ten (10) days, written notice to
the Escrow Agent disputing the Notifying Party’s certificate, a dispute shall exist and the Escrow Agent shall hold the Deposit as hereinafter provided. The parties hereto hereby acknowledge that Escrow Agent shall have no liability to any
party on account of Escrow Agent’s failure to disburse the Deposit if a dispute shall have arisen with respect to the propriety of such disbursement and, in the event of any dispute as to who is entitled to receive the Deposit, disburse them in
accordance with the final order of a court of competent jurisdiction, or to deposit or interplead such funds into a court of competent jurisdiction pending a final decision of such controversy. The parties hereto further agree that Escrow Agent
shall not be liable for failure of any depository and shall not be otherwise liable except in the event of Escrow Agent’s gross negligence or willful misconduct. The Escrow Agent shall be reimbursed on an equal basis by Purchaser and Seller for
any reasonable expenses incurred by the Escrow Agent arising from a dispute with respect to the Deposit. The obligations of Seller with respect to the Escrow Agent are intended to be binding only on Seller and Seller’s assets and shall not be
personally binding upon, nor shall any resort be had to, the private properties of any of the partners, officers, directors, shareholders or beneficiaries of Seller, or of any partners, officers, directors, shareholders or beneficiaries of any
partners of Seller, or of any of Seller’s employees or agents. The obligations of Purchaser with respect to the Escrow Agent are intended to be binding only on Purchaser and Purchaser’s assets and shall not be personally binding upon, nor
shall any resort be had to, the private properties of any of the partners, officers, directors, shareholders or beneficiaries of Purchaser, or of any partners, officers, directors, shareholders or beneficiaries of any partners of Purchaser, or of
any of Purchaser’s employees or agents. The parties hereto irrevocably agree that any legal action or 

  
 39 

 
proceeding arising out of or relating to this Section 17.15 may be brought in the Courts of the State of New Jersey, or the Federal District Court for the District of New Jersey. By
execution and delivery of this Agreement, the parties hereto (including Escrow Agent) hereby irrevocably accept and submit generally and unconditionally, to the jurisdiction of any such court in any such action or proceeding, and hereby waive in the
case of any such action or proceeding brought in the courts of the State of New Jersey, or Federal District Court for the District of New Jersey, any defenses based on jurisdiction, venue or forum non conveniens. The terms and provisions of
Section 17.15 of this Agreement shall survive Closing and/or the termination of this Agreement. 
 17.16. No
Recording. Except as otherwise specifically provided herein, neither this Agreement nor any memorandum or short form hereof shall be recorded or filed in any public land or other public records of any jurisdiction, by either party and any
attempt to do so may be treated by the other party as a breach of this Agreement; provided that Purchaser shall not be prevented from making any filing with the Securities and Exchange Commission required by law. Purchaser shall provide Seller with
prior written notice of any proposed SEC filing and shall limit such filing only to such abstract or redacted version as may be the minimum necessary for such compliance. 
 17.17. Waiver of Trial by Jury. The respective parties hereto shall and hereby do waive trial by jury in any action, proceeding or counterclaim brought by either of the parties hereto
against the other on any matters whatsoever arising out of or in any way connected with this Agreement, or for the enforcement of any remedy under any statute, emergency or otherwise. 

17.18. All Property Only. Seller and Purchaser hereby acknowledge that the Property is to be purchased in its entirety. In
furtherance thereof, in the event that any condition precedent is not satisfied with respect to less than all of the Property, or any other condition arises with respect to less than all of the Property which entitles Purchaser to exercise its
remedies under this Agreement, Purchaser shall have no right to purchase less than all of the Property. 
 17.19. 1031
Exchange. Purchaser acknowledges that Seller may elect to convey all or a portion of the Property in connection with the completion of a tax-deferred exchange under Section 1031 of the Internal Revenue Code of 1986 (including, but not
limited to, an interim conveyance to or through a qualified intermediary). In connection therewith, Purchaser agrees to permit an assignment of this Agreement by the Seller in furtherance thereof. Purchaser hereby agrees to take such steps as Seller
may reasonably require in order to complete the tax-deferred exchange including, without limitation, accepting or delivering payment of all or a portion of the Purchase Price from or to a third party and executing all documents reasonably necessary
to effectuate such transfer; provided, however, that (i) no delay or extension of the Closing Date or any other time period for performance set forth herein shall be implied by such requirement of cooperation, and (ii) in no event will
Purchaser be obligated to (x) acquire or take title to any property other than the Property, or (y) pay or apply any consideration in excess of the amounts, or at any time sooner than, as required under this Agreement, (iii) the
assignment of this Agreement by Seller shall not affect Purchaser’s rights and remedies against Seller as provided by this Agreement, (iv) Purchaser shall not be obligated to incur any debt or incur any personal liability with respect to
any replacement property, and (v) Purchaser shall not be required to 

  
 40 

 
make any warranties or representations in addition to those contained herein or perform any additional covenants in favor of Seller or any other person. Seller shall indemnify and hold Purchaser
harmless from and against any and all claims, costs, or liabilities incurred by Purchaser arising out of or connected with Purchaser’s cooperation with the exchange transaction contemplated by this Section 17.19. In addition to and
not in limitation of any of Seller’s other rights under this Agreement, to facilitate Seller’s accomplishment of a tax-deferred exchange under Section 1031 of the Internal Revenue Code of 1986, Seller shall have the right, upon
written notice to Purchaser delivered not later than November 30, 2010, to postpone the Closing Date from the date the Closing Date would otherwise occur under this Agreement for a period not to exceed ninety (90 days) but in no event beyond
March 31, 2011. Seller shall identify the Closing Date in such written notice. 
 17.20 Financial Accounting
Statement. Seller agrees to reasonably cooperate with Purchaser at no cost, liability or expense to Seller, in connection with the preparation and delivery of an audit letter and credit statements required under Section 3-14 of
Regulation S-X as promulgated by the Securities and Exchange Commission, including, making Seller’s books and records relating to the Property and containing information necessary to fulfill such reporting requirement available to Purchaser for
inspection, copying and audit by Purchaser’s representatives at Purchaser’s expense. The provisions of this Section shall survive the Closing for a period of one hundred eighty (180) days. 

[SIGNATURES ON FOLLOWING PAGE] 

  
 41 

  
 IN WITNESS
WHEREOF, the parties hereto have executed this Agreement under seal on the date or dates set forth below. 
  

					
	SELLER:
	
	90 HUDSON STREET L.L.C., a New Jersey limited liability company
	
	By: Hartz Mountain Industries, Inc. its managing member
			
		 	By:	 	 /s/ Constantino T. Milano

		 		 	Name: Constantino T. Milano
		 		 	Title: Executive Vice President
	
	90 HUDSON STREET URBAN RENEWAL ASSOCIATES, L.L.C., a New Jersey limited liability company
	
	By: Hartz Mountain Industries, Inc., its managing member
			
		 	By:	 	 /s/ Constantino T. Milano

		 		 	Name: Constantino T. Milano
		 		 	Title: Executive Vice President
	
	PURCHASER:
	
	RT 90 HUDSON, LLC, a Delaware limited liability company
		
	By:	 	 /s/ Charles W. Hessel

	Name:	 	 Charles W. Hessel

	Title:	 	 Vice President

	
	ESCROW AGENT:
	
	CHICAGO TITLE INSURANCE COMPANY
		
	By:	 	 /s/ Ralph A. Romano

	Name:	 	 Ralph A. Romano

	Title:	 	 Vice President

  
 42Agreement for Purchase and Sale of Real Property

  
 Exhibit 10.3

 EXECUTION COPY 
 AGREEMENT FOR PURCHASE AND SALE 
 OF 

REAL PROPERTY 
 BY AND BETWEEN 
 AOL INC., A DELAWARE
CORPORATION 
 AS SELLER 

AND 

RT PACIFIC BLVD, LLC, A DELAWARE LIMITED
LIABILITY COMPANY, 
 AS PURCHASER 

OCTOBER 29, 2010 
 PROPERTY LOCATED AT: 

22110, 22260, 22265, 22270 AND 
 22275 PACIFIC BOULEVARD 
 AND

 22341 DRESDEN STREET, 

DULLES, VIRGINIA 

  

AGREEMENT FOR PURCHASE AND SALE 

OF 
 REAL PROPERTY 
 This Agreement for Purchase
and Sale of Real Property (this “Agreement”) is made and entered into as of the 29th day of October, 2010 (the “Effective Date”) by and between AOL Inc., a Delaware corporation (“Seller”), and RT
Pacific Blvd, LLC, a Delaware limited liability company (“Purchaser”). 
 WHEREAS, Seller owns the
Property (as defined below); and 
 WHEREAS, Seller desires to sell to Purchaser, and Purchaser desires to purchase from
Seller, the Property pursuant to the terms, conditions and covenants contained in this Agreement. 
 NOW, THEREFORE, in
consideration of the mutual covenants and agreements set forth herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Purchase and Seller hereby agree as follows: 

ARTICLE 1 

PURCHASE AND SALE 
  

	1.1	Purchase and Sale. Subject to and in accordance with the terms, covenants and conditions contained in this Agreement, Seller agrees to sell, assign, convey, and
transfer to Purchaser all of Seller’s right, title and interest in and to the following real and personal property (collectively referred to herein as the “Property”), and Purchaser hereby agrees to purchase and accept the
Property. 

  

	 	1.1.1	Land. Subject to the Permitted Exceptions (as defined in Section 4.4.4 below), fee simple title to that certain real property comprised of
approximately 65.54 acres of land, more or less, and more particularly described in Exhibit A attached to this Agreement, located at 22110, 22260, 22265, 22270 and 22275 Pacific Boulevard and 22341 Dresden Street, Dulles, County of Loudoun,
Virginia, including all easements and rights appurtenant thereto (collectively, the “Land”). 

  

	 	1.1.2	 Improvements. Those certain fixtures and improvements owned by Seller located on the Land (collectively, the “Improvements”,
and together with the Land, the “Real Property”) including, without limitation, that certain (i) six-story office building containing approximately 173,896 square feet of space located at 22110 Pacific Boulevard,
(ii) six-story office building containing approximately 173,916 square feet of space located at 22260 Pacific Boulevard, (iii) six-story office building containing approximately 173,554 square feet located at 22270 Pacific Boulevard,
(iv) six-story 

  
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office building containing approximately 175,021 square feet of space located at 22265 Pacific Boulevard (collectively, the “Buildings”), together with the structured parking
garage located on the 22260 Pacific Boulevard portion of the Land and the structured parking garage located on the 22265 Pacific Boulevard portion of the Land, it being understood and agreed, however, that Purchaser shall not have the right,
pursuant to this Agreement, to purchase any of such fixtures and improvements which constitute Excluded Property (as defined below). 

  

	 	1.1.3	Personal Property. Excepting only the Excluded Property, Seller’s interest in the Leases (as defined in Section 6.1.6), furniture, equipment,
spare parts, and other personal property owned by Seller which is located on or in the Land or the Improvements and which is necessary for the operation of the Improvements (collectively, the “Personal Property”), and

  

	 	1.1.4	Intangible Property. Excepting and excluding the names, trademarks or other intangible property of a confidential or proprietary nature or confidential
agreements, and the Bonds (as defined in Section 1.6.2) which shall be replaced by Purchaser or transferred to Purchaser, as applicable, in accordance with Section 1.3 and Section 1.6), Seller’s interest, if
any, in any permits (excluding the Seller Air Permit (as defined in Section 1.7), certificates of occupancy, utility contracts, licenses, warranties or unexpired claims or other rights relating to the ownership, use, development,
construction, design, use and operation of the Land and Improvements, in each case in Seller’s possession and limited to the extent transferable or assignable (collectively, the “Intangible Property”). 

 

	1.2	Excluded Property. Notwithstanding anything to the contrary in this Agreement, the Property shall not include any of the personal property and assets of Seller
listed on Exhibit B to this Agreement (all such property and assets, the “Excluded Property”), and the Excluded Property shall not be transferred or conveyed to Purchaser. 

 

	1.3	 Pedestrian Overpasses. Located on or adjacent to portions of the Property are the following structures: (a) the pedestrian overpass (the
“CC1/CC3 Overpass”) between the property located at 22070 Broderick Drive (“CC1”) and the property located at 22110 Pacific Boulevard (“CC3”), and (b) the pedestrian overpass (the
“CC4/CC6 Overpass”) between the property located at 22260 Pacific Boulevard (“CC4”) and the property located at 22265 Pacific Boulevard (“CC6”) (collectively, the “Pedestrian
Overpasses”). Seller is currently a party to that certain “Agreement for Maintenance of a Pedestrian Overpass within the Public Right of Way” dated October 23, 2009 (the “AOL/County Agreement”) between Seller
and the Board of Supervisors of Loudoun County, Virginia (the “County”). Seller and the County entered into the AOL/County Agreement to set forth the obligations of each party with respect to the Pedestrian Overpasses for so long as
they exist, to provide 

  
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assurances with regard to such obligations and to induce the County to enter into that certain “County/State Agreement for Inspection and Maintenance of County Controlled Grade Separation
Structures” dated April 13, 2010 (the “County/State Maintenance Agreement”) between the County and the Virginia Department of Transportation (the “Department”) so that the Department will accept Pacific
Boulevard as part of the Secondary System of State Highways. With respect to the Pedestrian Overpasses, the parties agree as follows: 

  

	 	1.3.1	Pedestrian Overpass between CC1 and CC3. Subject to Section 1.3.3 below, the CC1/CC3 Overpass shall remain in place after Closing. Immediately upon
the Effective Date, the parties will diligently and in good faith, and at each party’s sole cost and expense, work together to replace the portion of the AOL/County Agreement that relates to the CC1/CC3 Overpass with a new separate agreement by
and among Seller, Purchaser and the County setting forth the Seller’s and Purchaser’s responsibilities and financial obligations (which shall be divided evenly between Seller and Purchaser), including posting security required by the
County, pertaining to the CC1/CC3 Overpass (the “CC1/CC3 Substitute Agreement”). If the CC1/CC3 Substitute Agreement has not been executed and fully approved by all applicable parties by Closing, then (a) Seller and
Purchaser shall continue to work in good faith, and at each party’s sole cost and expense, to finalize the CC1/CC3 Substitute Agreement, and (b) in the interim period, Seller and Purchaser shall enter into an agreement in recordable form
and recordable at either party’s option, and in the form attached hereto as Exhibit C (the “CC1/CC3 Initial Agreement”), whereby, effective as of the Closing Date, Purchaser shall be responsible for performing (in lieu
of Seller performing) all of the obligations of Seller under the AOL/County Agreement with respect to the CC1/CC3 Overpass (the “CC1/CC3 Obligations”). In addition, at Closing, Purchaser and Seller shall enter into a release of the
CC1/CC3 Initial Agreement (the “CC1/CC3 Release”), which shall be in recordable form and held in escrow by the Escrow Agent pursuant to written instructions from Purchaser and Seller instructing the Escrow Agent to record the
CC1/CC3 Release upon receipt of the CC1/CC3 Substitute Agreement. This Section 1.3.1 shall survive Closing. 

  

	 	1.3.2	 Pedestrian Overpass between CC4 and CC6. Subject to Section 1.3.3 below, the CC4/CC6 Overpass shall remain in place after Closing in
accordance with the Raytheon Lease. Immediately upon the Effective Date, the parties will diligently and in good faith, and at each party’s sole cost and expense, work together to replace the portion of the AOL/County Agreement that relates to
the CC4/CC6 Overpass with a new separate agreement by and between Purchaser and the County setting forth the Purchaser’s responsibilities and financial obligations, including posting security required by the County, pertaining to the CC4/CC6
Overpass and 

  
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releasing Seller (the “CC4/CC6 Substitute Agreement”). If the CC4/CC6 Substitute Agreement has not been executed and fully approved by all applicable parties by Closing,
then (a) Seller and Purchaser shall continue to work in good faith, and at each party’s sole cost and expense, to finalize the CC4/CC6 Substitute Agreement, and (b) in the interim period, Seller and Purchaser shall enter into an
agreement in recordable form and recordable by Seller at Seller’s option (the “CC4/CC6 Initial Agreement”) in the form attached hereto as Exhibit D whereby, effective as of the Closing Date, Purchaser will be responsible
for one hundred percent (100%) of Seller’s obligations under the AOL/County Agreement pertaining to the CC4/CC6 Overpass. In addition, at Closing, Purchaser and Seller shall enter into a release of the CC4/CC6 Initial Agreement (the
“CC4/CC6 Release”), which shall be in recordable form and held in escrow by the Escrow Agent pursuant to written instructions from Purchaser and Seller instructing the Escrow Agent to record the CC4/CC6 Release upon receipt of the
CC4/CC6 Substitute Agreement. This Section 1.3.2 shall survive Closing. 

  

	 	1.3.3	Pedestrian Bridge Removal. If at any time subsequent to the Closing, either Purchaser or Seller desires to remove the CC1/CC3 Overpass, either party shall have
the right to do so, subject to the delivery of thirty (30) days’ prior written notice to the other party, the approval of the other party and receipt of all necessary and required approvals and authorizations from the County and/or the
Department and/or such other governmental or quasi-governmental agencies, including the Broad Run Business Center Architectural Review Board. The costs of such removal shall be shared equally between Seller and Purchaser. This
Section 1.3.3 shall survive Closing. 

  

	 	1.3.4	Pedestrian Overpass Correspondence. From and after the Effective Date (i) Seller shall not send any correspondence to the County and/or the Department
regarding the Pedestrian Overpasses without Purchaser’s prior written approval (such approval not to be unreasonably withheld, conditioned or delayed); provided, however, if such correspondence relates to Seller’s compliance with any
requirements or demands of the County and/or the Department, Seller may send such correspondence to the County and/or the Department without Purchaser’s prior written approval and Seller shall promptly forward copies of all such correspondence
to Purchaser; and (ii) Seller shall not meet with representatives of Loudoun County and/or the Department regarding the Pedestrian Overpasses (either in person, by telephone or otherwise) unless a representative of Purchaser has been given, to
the extent practicable, 48 hours’ prior notice and an opportunity to be present and to participate at such meeting(s). Notwithstanding the foregoing, Seller shall not be in breach of this obligation as a result of its complying with any
requirements or demands of the County and/or the Department so long as Seller has provided Purchaser with prior notice of any such requirements or demands. This Section 1.3.4 shall survive Closing. 

  
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	 	1.3.5	Pedestrian Bridge Bonds. Purchaser acknowledges that there are bonds currently held by Seller in favor of the County securing Seller’s performance under the
AOL/County Agreement (collectively, the “Pedestrian Bridge Bonds”). From and after the Closing Date, if the Pedestrian Bridge Bonds continue to be required by the County, Purchaser shall reimburse Seller fifty percent (50%) of
the bond premium (as calculated on a per diem basis) attributable to Purchaser’s period of ownership of the Property and paid by Seller for the CC1/CC3 Bond and shall reimburse Seller one hundred percent (100%) of the bond premium (as
calculated on a per diem basis) attributable to Purchaser’s period of ownership of the Property and paid by Seller for the CC4/CC6 Bond. As soon as possible after Closing, but in no event later than ninety (90) days after Closing, if the
Pedestrian Bridge Bonds continue to be required by the County, Purchaser shall replace the Pedestrian Bridge Bonds with bonds acceptable to the County (the “Pedestrian Bridge Replacement Bonds”) and, in the event Purchaser does not
anticipate obtaining the Pedestrian Bridge Replacement Bonds within ninety (90) days after Closing, (a) upon reasonable prior written notice from Purchaser to Seller requesting transfer of the Pedestrian Bridge Replacement Bonds from
Seller to Purchaser (such notice to be sent to Seller early enough to ensure transfer within ninety (90) days after Closing) and (b) payment by Purchaser of all applicable transfer fees, Seller shall, if the Pedestrian Bridge Bonds are
transferrable, use commercially reasonable efforts to transfer the Pedestrian Bridge Bonds to Purchaser; provided, however, if the Pedestrian Bridge Bonds are not either released, replaced or transferred in accordance with this
Section 1.3.6 within ninety (90) days of Closing, Purchaser shall reimburse Seller one hundred twenty-five percent (125%) of the bond premium (as calculated on a per diem basis) attributable to Purchaser’s period of
ownership of the Property and paid by Seller for the CC1/CC3 Bond and shall reimburse Seller one hundred twenty-five percent (125%) of the bond premium (as calculated on a per diem basis) attributable to Purchaser’s period of ownership of
the Property and paid by Seller for the CC4/CC6 Bond, until the C4/CC6 Bonds are either released, replaced or transferred to Purchaser. This Section 1.3.5 shall survive Closing. 

 

	1.4	Boundary Line Adjustment. Purchaser acknowledges that a boundary line adjustment plat, a copy of which is attached hereto as Exhibit E, was recorded on
October 6, 2010 as Document Number 20101006-0062049. 

  

	1.5	 Broad Run Business Center Easement Agreements. Purchaser acknowledges that there are certain cables, fiber, data lines/connections and other
equipment on the Property that benefit Seller’s property adjacent to the 

  
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Property. In connection therewith, prior to Closing, Seller shall record an easement (the “Broadrun Easement Agreement”) for the location of such equipment on the Property in the
form attached hereto as Exhibit F. The parties acknowledge that the Broadrun Easement Agreement contains certain amendment and modification rights more particularly set forth in the Broadrun Easement Agreement. 

 

	1.6	CC7/CC8. 

  

	 	1.6.1	CC7/CC8 Agreements. Purchaser acknowledges that Seller is currently a party to (i) that certain Agreement dated February 24, 2004 between Seller and
the County, as extended, whereby Seller agreed to complete certain work and improvements in consideration for the approval by the County of the plat, plans and profiles of the subdivision known as “America Online Creative Center 7”, and
(ii) that certain Agreement dated February 24, 2004 between Seller and the County, as extended, whereby Seller agreed to complete certain work and improvements in consideration for the approval by the County of the plat, plans and profiles
of the subdivision known as “America Online Creative Center 8” (collectively, the “CC7/CC8 Agreements”). Immediately upon the Effective Date, the parties will diligently and in good faith, and at each party’s sole
cost and expense, work together to replace the CC7/CC8 Agreements with a new separate agreement or agreements by and between Purchaser and the County setting forth the Purchaser’s responsibilities and financial obligations, including posting
security required by the County, and releasing Seller, and Purchaser shall enter into such other documents or instruments so required by the County and/or such other governmental or quasi-governmental agencies to effectuate such substitution
(collectively, the “CC7/CC8 Substitute Agreements”). If the CC7/CC8 Substitute Agreements have not been executed and fully approved by all applicable parties by Closing, then (a) Seller and Purchaser shall continue to work in
good faith, and at each party’s sole cost and expense, to finalize the CC7/CC8 Substitute Agreements, and (b) Seller and Purchaser shall enter into an agreement in recordable form and recordable by Seller at Seller’s option in the
form attached hereto as Exhibit G, whereby, effective as of the Closing Date, Purchaser will be responsible for all of Seller’s obligations under the CC7/CC8 Agreements (the “CC7/CC8 Initial Agreements”). This
Section 1.6.1 shall survive Closing. 

  

	 	1.6.2	 CC7/CC8 Bonds. Purchaser acknowledges that there are bonds currently held by Seller in favor of the County securing Seller’s performance
under the CC7/CC8 Agreements (collectively, the “CC7/CC8 Bonds”; together with the Pedestrian Bridge Bonds, the “Bonds”). From and after the Closing Date, Purchaser shall reimburse Seller one hundred percent
(100%) of the bond premium (as calculated on a per diem basis) attributable to Purchaser’s period of ownership of the Property and paid by Seller for the CC7/CC8 Bonds. As soon as possible after Closing, but in no event later

  
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than one hundred twenty (120) days after Closing, Purchaser shall replace the CC7/CC8 Bonds with bonds acceptable to the County (the “CC7/CC8 Replacement Bonds”). In the
event Purchaser does not anticipate obtaining the CC7/CC8 Replacement Bonds within one hundred twenty (120) days after Closing, (a) upon prior written notice from Purchaser to Seller requesting transfer of the CC7/CC8 Bonds from Seller to
Purchaser (such notice to be sent to Seller early enough to ensure transfer within one hundred twenty (120) days after Closing), and (b) payment by Purchaser of all applicable transfer fees, Seller shall, if the CC7/CC8 Bonds are
transferrable, use commercially reasonable efforts to transfer the CC7/CC8 Bonds to Purchaser; provided, however, if the CC7/CC8 Bonds are not either replaced or transferred in accordance with this Section 1.6.2 within one hundred twenty
(120) days of Closing, Purchaser shall reimburse Seller three hundred percent (300%) of the bond premium (as calculated on a per diem basis) attributable to Purchaser’s period of ownership of the Property and paid by Seller for the
CC7/CC8 Bonds, until the CC7/CC8 Bonds are either replaced or transferred to Purchaser. This Section 1.6.2 shall survive Closing. 

  

	1.7	Air Generator Permits. Purchaser acknowledges that there are generators owned by Seller and located on the Property that will be conveyed to Purchaser at
Closing (the “Seller Generators”) and that Seller currently holds an air permit for the Seller Generators (the “Seller Air Permit”). Purchaser further acknowledges that the Seller Generators do not include the
generators owned by Raytheon. On or prior to the Closing Date, Purchaser shall file all such paperwork and applications that are required to obtain from the Virginia Department of Environmental Quality (the “DEQ”), as soon as
possible after Closing, an air permit for the Seller Generators. Purchaser shall indemnify, hold harmless and, if requested by Seller (in Seller’s sole discretion), defend (with counsel reasonably approved in advance in writing by Seller) the
Seller Indemnitees from and against any and all damages, liabilities, losses, demands, actions, causes of action, claims (including third-party claims), costs and expenses arising out of or relating to Purchaser’s failure to obtain an air
permit or to satisfy any of the permit conditions pertaining to the Seller Air Permit. Until such time as Purchaser obtains an air permit for the Generators, Purchaser agrees to timely provide Seller with monthly generator run logs and satisfy all
other conditions pertaining to the Seller Air Permit. This Section 1.7 shall survive Closing. 

  

	1.8	 Correction of Plat attached to Deed of Subdivision and Easement: The parties acknowledge that there is a scrivener’s error on one of the
calls in the plat entitled “Preliminary/Record Plat for Lot 41A22, Phase 1, Broad Run Business Center”, recorded as Instrument No. 20040607-0057306, attached to the Deed of Subdivision and Easement recorded therewith as Instrument
No. 20040607-0057305 (the “Plat”). As soon as possible after the Effective Date, Seller shall prepare a Deed of Correction and Plat of Correction (the “Corrected Deed and Plat”) to reflect a correction
of the scrivener’s error (the “Plat Error”). Upon 

  
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receipt of Purchaser’s approval of the Corrected Deed and Plat, Seller shall submit the Corrected Deed and Plat to Loudoun County, Virginia (the “County”) for approval. Upon
receipt of the County’s approval of the Corrected Deed and Plat, Seller shall submit the Corrected Deed and Plat to the County for recordation. Seller shall submit the Corrected Deed and Plat to the County for approval and recordation as soon
as possible after the Effective Date and if such recordation has not been achieved prior to Closing, Seller shall continue to diligently pursue such approval and recordation, and in connection therewith, Purchaser shall cooperate with Seller which
cooperation shall include, if necessary, execution by the Purchaser of the Corrected Deed and Plat and such other instruments and documents as are required by the County to effectuate the approval and recordation of the Corrected Deed and Plat. In
the event that the County fails to approve the Corrected Deed and Plat, Seller shall promptly submit and/or resubmit, as applicable, all necessary documentation to the County for the correction of the Plat Error, provided that the form and content
of all submissions to the County shall be subject to Purchaser’s prior written approval, such approval not to be unreasonably withheld, conditioned or delayed. Purchaser shall not be liable for any costs or expenses pertaining to the
preparation or recordation of the Corrected Deed and Plat, which shall be borne by Seller. This Section 1.8 shall survive Closing. 

 ARTICLE 2 
 PURCHASE PRICE 

The total purchase price for the Property (the “Purchase Price”) shall be ONE HUNDRED FORTY-FOUR MILLION FIVE HUNDRED
THOUSAND AND 00/100 DOLLARS ($144,500,000.00). Purchaser shall pay the Purchase Price to Seller, subject to application of the Deposit delivered in accordance with Article 3 below, and any applicable prorations and adjustments pursuant to
Section 7.6 below, through escrow on the Closing Date in cash or by wire transfer of immediately available funds. A portion of the Purchase Price shall be allocated to tangible personal property for the purpose of calculating sales and
use taxes owed in connection with the transaction contemplated hereunder. Seller shall determine such allocation in good faith prior to Closing in accordance with Generally Accepted Accounting Principles (GAAP), and the parties agree to report the
purchase and sale of the tangible personal property consistent with such allocations on any filing made with any governmental authority and not to take any position with any governmental authority at variance or inconsistent with such allocation.

  
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 ARTICLE 3

 DEPOSIT 
  

	3.1	Deposit. 

  

	 	3.1.1	 Deposit. Within one (1) business day after the Effective Date, Purchaser shall deliver a deposit of SEVEN MILLION FIVE HUNDRED THOUSAND AND
00/100 DOLLARS ($7,500,000.00) (together with any interest accrued thereon, the “Deposit”), in cash or other immediately available funds, to Commonwealth Land Title Insurance Company (the “Escrow Agent”) at its
office at 1015 15th Street, N.W., Suite 300, Washington,
DC 20005, Attention: David P. Nelson, as an earnest money deposit pursuant to the terms of this Agreement. The Escrow Agent shall give written notice of its receipt of the Deposit to Seller. 

 

	 	3.1.2	Handling of Deposit. The Escrow Agent shall place the Deposit in the Fidelity Treasury Only Fund through Banc of America Securities LLC (the
“Depository”). Seller and Purchaser expressly consent to this fund. Purchaser’s federal tax identification number shall be utilized in opening the investment. In no event shall Escrow Agent incur any liability for
levies by taxing authorities based upon the taxpayer identification number provided to Escrow Agent and used to establish the Escrow Account. The interest from such Deposit shall accrue for the benefit of Purchaser, unless the Deposit is paid to
Seller pursuant to a default of this Agreement by Purchaser. Any and all payments made by the Escrow Agent from the Deposit shall be made in accordance with this Section 3. Escrow Agent shall have no liability in the event of
failure, insolvency or inability of the Depository to pay such funds, or accrued interest upon demand or withdrawal. 

  

	 	3.1.3	Limited Refund of Deposit. Once delivered to the Escrow Agent, the Deposit is nonrefundable to Purchaser except as specified in the following sentences or as
otherwise provided in Section 10.1. If Purchaser delivers a written notice to Escrow Agent indicating that this Agreement has been terminated by Purchaser due to Seller’s default hereunder or pursuant to Section 5.1
(Conditions Precedent to Purchaser’s Obligations) or Article 9 (Damage, Destruction and Condemnation) and requesting release of the Deposit to Purchaser (“Purchaser Disbursement Notice”), Escrow Agent shall deliver a
copy of such Purchaser Disbursement Notice to Seller. Unless Seller delivers a written notice to Escrow Agent objecting to the release of the Deposit from escrow (a “Seller Objection Notice”) within five (5) business days after
receipt of such Purchaser Disbursement Notice, Escrow Agent shall disburse the Deposit to Purchaser. If Seller delivers a Seller Objection Notice within such five (5) business day period, Escrow Agent shall continue to hold the Deposit until
otherwise directed by either (i) joint written instructions from Purchaser and Seller or (ii) a court order binding on the Escrow Agent which has not been stayed or vacated before disbursement of the Deposit. 

 

	 	3.1.4	Disposition of Deposit at Closing. In the event this transaction closes as contemplated by this Agreement, the Deposit shall be released to Seller on the Closing
Date (as defined below) and credited against the Purchase Price. 

  
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	 	3.1.5	Other Disposition of Deposit. If Seller delivers a written notice to Escrow Agent indicating that this Agreement has been terminated and requesting release of
the Deposit to Seller (“Seller Disbursement Notice”), Escrow Agent shall deliver a copy of such Seller Disbursement Notice to Purchaser. Unless Purchaser delivers a written notice to Escrow Agent objecting to the release of the
Deposit from escrow (a “Purchaser Objection Notice”) to Seller within five (5) business days after receipt of such Seller Disbursement Notice, Escrow Agent shall disburse the Deposit to Seller. If Purchaser delivers a Purchaser
Objection Notice within such five (5) business day period, Escrow Agent shall continue to hold the Deposit until otherwise directed by either (i) joint written instructions from Purchaser and Seller or (ii) a court order binding on
the Escrow Agent which has not been stayed or vacated before disbursement of the Deposit. 

  

	3.2	Escrow Provisions. 

  

	 	3.2.1	Actions of Escrow Agent. If the Deposit is disbursed by the Escrow Agent in accordance with the provisions of Section 3.1.3 or
Section 3.1.5, the Escrow Agent shall give written notice of any such disbursement to Purchaser and Seller. Upon such disbursement in accordance with the provisions of Section 3.1.3 or Section 3.1.5 the Escrow
Agent shall be relieved and discharged of all further obligations with respect to the amounts so deposited or disbursed and all further obligations and liability to the parties hereto with respect to its obligations with respect thereto under this
Agreement, except for its obligation to pay interest actually earned on the Deposit prior to such deposit or other disbursement. The Escrow Agent may rely, and shall be protected in acting or refraining from acting, upon any written notice,
instruction, consent or request furnished to it hereunder and believed by it to be genuine and to have been signed or presented by the proper party or parties, and the Escrow Agent may assume that the person signing the same holds the office
indicated and is duly authorized to act on behalf of the party for whom he or she is acting. In performing its obligations hereunder, the Escrow Agent may conclusively presume that any officer of any party hereto has full power and authority to
instruct the Escrow Agent on behalf of that party, unless written notice to the contrary is delivered to the Escrow Agent prior to its reliance on such presumption. The Escrow Agent may rely upon any order, judgment, certification, demand or other
writing delivered to it without being required to determine the propriety or validity of the service thereof or the jurisdiction of any court. In the event of any dispute or doubt as to the genuineness of a Disbursement Notice or an Objection
Notice, the Escrow Agent shall continue to hold the Deposit until otherwise directed by either: (i) joint written instructions from Purchaser and Seller; or, (ii) a court order binding on the Escrow Agent which has not been stayed or
vacated. 

  
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	 	3.2.2	Escrow Agent as Stakeholder. The parties acknowledge that the Escrow Agent is acting solely as a stakeholder at their request and for their convenience and that
the Escrow Agent shall not be deemed to be an agent of either of the parties. The Escrow Agent shall have no duties or obligations hereunder except as expressly set forth herein, shall be responsible only for the performance of such duties and
obligations, shall not be required to take any action otherwise than in accordance with the terms hereof and shall not be in any manner liable or responsible for any loss or damage arising by reason of any act or omission to act by it hereunder or
in connection with any of the transactions contemplated hereby, including but not limited to any loss that may occur by reason of forgery, any error in judgment or any mistake of fact or law or for any other reason, except for its negligence or
willful misconduct. The Escrow Agent shall not be bound by any notice of, or demand with respect to, any waiver, modification, amendment, termination, cancellation, decision or supersession of this Agreement, unless the same shall be in writing and
signed by the parties hereto and in fact received by the Escrow Agent. In the event of any controversy or dispute arising hereunder or with respect to the construction hereof or any action to be taken by the Escrow Agent hereunder, the Escrow Agent
shall incur no liability for any action or omission to act by it undertaken in good faith and without negligence. Purchaser and Seller shall jointly and severally indemnify and hold the Escrow Agent harmless from and against all judgments, costs,
claims, losses, liability and expenses, including, without limitation, reasonable attorneys’ fees and disbursements, incurred in connection with the performance of the Escrow Agent’s duties hereunder or resulting from any dispute or
litigation arising out of or concerning the Escrow Agent’s services hereunder, except for those resulting from the Escrow Agent’s negligence or willful misconduct. This indemnity includes, without limitation, reasonable disbursements and
reasonable attorneys’ fees either paid to retain attorneys or representing the fair value of legal services rendered to the Escrow Agent by the Escrow Agent’s firm. The Escrow Agent may act or refrain from action in respect of any matter
referred to herein in full reliance upon and with the advice of counsel which may be selected by the Escrow Agent and shall be fully protected in so acting or refraining from action upon the advice of such counsel. 

 

	 	3.2.3	Escrow Agent to Acknowledge Agreement. The Escrow Agent shall acknowledge its agreement to act as the Escrow Agent under this Agreement and to comply with the
provisions of this Article 3, and Article 7, and any other provisions of this Agreement applicable to it by executing this Agreement solely for such purposes. The Escrow Agent’s consent shall not be required for any amendment or
modification of this Agreement unless the amendment or modification materially changes the Escrow Agent’s duties or obligations under this Agreement. 

  
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 ARTICLE 4

 INVESTIGATIONS 
  

	4.1	Due Diligence Materials. Seller has previously made available for Purchaser’s inspection the items listed on Schedule 4.1 attached hereto (to extent that
Seller or Seller’s property manager is in possession of such items) (collectively, the “Seller’s Materials”); provided, however, that documents owned or controlled by Tenants (as defined in Section 6.1.6) are
not included in the Seller’s Materials. Except as expressly provided in Section 6.1.9, Seller makes no representation or warranty relating to the completeness or accuracy of any third party Seller’s Materials; Purchaser is
responsible for independently verifying all information before Purchaser relies on any of the Seller’s Materials. 

  

	4.2	The parties acknowledge that, pursuant to that certain Limited Entry and Access Agreement by and between Seller and Purchaser and as described in the Letter of Intent
(the “Letter of Intent”) by and between Seller and Purchaser, Purchaser has had the right, and Purchaser will continue to have the right, at Purchaser’s sole cost and expense, subject to the rights of tenants under the Leases
(as defined in Section 6.1.6), including satisfaction of any security measures put in place by such tenants, and without unreasonable disruption to tenants under the Leases, to conduct such investigations, studies, surveys, and analyses
on and of the Property in accordance with the terms of this Article 4, as it shall, in its sole discretion, determine are necessary or desirable (collectively, “Investigations”); provided, however, the parties acknowledge
that, Purchaser shall have no right to object to title and survey matters or terminate this Agreement based on the results of the Investigations. Such Investigations by Purchaser include, without limitation: 

(i) all matters relating to title to the Property; 

(ii) all matters relating to governmental and other legal requirements with respect to the Property, such as taxes,
assessments, zoning, use permit requirements and building codes; 
 (iii) all zoning, land use, building,
environmental and other statutes, rules, or regulations applicable to the Property; 
 (iv) the physical
condition of the Property, including, without limitation, the square footage of the Property, the utilities, and all other physical and functional aspects of the Property; 

(v) any easements and/or access rights affecting the Property; 

  
 12 

  
 (vi)
Contracts and any other documents or agreements of significance affecting the Property; 
 (vii) all matters that
would be revealed by an environmental site assessment of the Property by a company mutually agreed to by Purchaser and Seller, an ALTA as-built survey, or a physical inspection; and 

(viii) the Leases with respect to the Real Property and all matters in connection therewith, including, without
limitation, the ability of the tenants to pay rent; 
 (ix) all other matters of significance affecting, or
otherwise deemed relevant by Purchaser with respect to, the Property, 
 subject to, and on, the following terms and conditions:

  

	 	4.2.1	Notice. Except with respect to Invasive Investigations (as defined in Section 4.2.5 below), which require Purchaser to follow the procedure set forth
in Section 4.2.5 below, Purchaser shall give Seller not less than one (1) business day’s prior written or telephonic notice before each entry, including sufficient information to permit Seller to review the scope of the
proposed Investigations; 

  

	 	4.2.2	Supervision. Seller shall have the right to accompany Purchaser and its agents, employees or contractors (collectively “Purchaser’s
Representatives”) during any Investigations performed at or on the Property; 

  

	 	4.2.3	Timing and Manner of Investigation. Purchaser shall conduct the Investigations at the Property on business days during normal business hours unless otherwise
agreed in writing, and at the sole risk and expense of Purchaser and Purchaser’s Representatives; 

  

	 	4.2.4	Certificate of Insurance. Purchaser (and Purchaser’s Representatives, as applicable) shall maintain in full force and effect and has delivered to Seller
certificates of insurance evidencing the following coverage: (i) Commercial General Liability insurance with limits of no less than $1 million per occurrence and $2 million annual aggregate for claims due to bodily injury (including death) or
property damage caused by or arising from acts or omissions of Purchaser and Purchaser’s Representatives; (ii) Workers’ Compensation insurance in compliance with all statutory requirements; and (iii) Umbrella Liability insurance
with limits of no less than $5 million per occurrence and $5 million as an annual aggregate. The Commercial General Liability policy should include coverage for premises and operations, products and completed operations, broad form property damage
and blanket contractual liability. All coverage shall be provided by insurance companies with a current Best’s Rating of A-:VII or higher. 

  
 13 

  

	 	4.2.5	Invasive Investigations. Neither Purchaser nor Purchaser’s Representatives shall conduct or allow any physically intrusive testing (“Invasive
Investigations”) of, on or under the Property, including, without limitation, any drilling or other ground penetrations or physical sampling, without first providing Seller with three (3) business days’ notice, along with
sufficient information to permit Seller to review the timing and scope of the work to be performed and obtaining Seller’s prior written consent, which consent shall not be unreasonably withheld; 

 

	 	4.2.6	Restoration. Purchaser shall promptly repair any damage to the Property resulting from any Investigations and replace, refill and regrade any holes made in, or
excavations of, any portion of the Property used for such Investigations so that the Property shall be contemporaneously restored to substantially the same condition that it existed in prior to such Investigations; 

 

	 	4.2.7	Compliance with Law. Purchaser and Purchaser’s Representatives shall fully comply with all laws, rules and regulations applicable to the Investigations and
all other activities undertaken in connection with any such Investigations; 

  

	 	4.2.8	No Threat to Safety or Health or Damage to Property. Purchaser shall take all actions and implement all protections reasonably necessary or desirable to ensure
that all actions taken in connection with the Investigations, and the equipment, materials, and substances generated, used or brought onto the Property pose no threat to the safety or health of persons or the environment, cause no damage to the
Property or other property of Seller or any other persons; 

  

	 	4.2.9	Liens. Purchaser shall not allow the Investigations or any other activities undertaken by Purchaser or Purchaser’s Representatives to result in liens,
judgments or other encumbrances being filed or recorded against the Property, and Purchaser, at its sole cost and expense, shall promptly discharge of record any such lien or encumbrances that are so filed or recorded (including, without limitation,
liens for services, labor or materials; provided, however, nothing contained herein is intended to, nor shall, authorize the filing or recording of such liens nor entitle any person or entity to claim that Seller authorized any services, labor or
materials to be supplied to the Property); and 

  

	 	4.2.10	 Indemnity. Purchaser shall indemnify, hold harmless and, if requested by Seller (in Seller’s sole discretion), defend (with counsel
reasonably approved in advance in writing by Seller) the Seller Indemnitees from and against any and all damages, liabilities, losses, demands, actions, causes of action, claims, costs and expenses (including reasonable attorneys’

  
 14 

	 	 
fees, including the cost of in-house counsel and appeals) arising from or related to: (i) all physical damage to the Property arising out of or resulting from the Investigations and other
activities on the Property conducted by Purchaser or Purchaser’s Representatives; (ii) injury or death to individuals or damage to personal property arising out of or resulting from the Investigations and other activities conducted by, or
at the direction of, Purchaser or otherwise arising out of or resulting from the entry on the Property by Purchaser or Purchaser’s Representatives; (iii) all mechanics liens and other liens filed against the Property, by reason of the
activities of Purchaser or Purchaser’s Representatives; (iv) any and all violations of laws, ordinances, regulations or proffers affecting the Property, directly resulting from the Investigations and other activities conducted by, or at
the direction of, Purchaser or otherwise arising out of or resulting from the entry on the Property by Purchaser or Purchaser’s Representatives; (v) any impairment to or infringement of the rights of any third parties to the Property; and
(vi) all reasonable costs and expenses (including reasonable attorneys’ fees, including the cost of in-house counsel and appeals, and disbursements) incurred by the Seller Indemnitees in connection with any action, suit, proceeding, claim,
demand, assessment or judgment incident to the foregoing clauses (i) through (v), but excluding any of the foregoing items arising from (a) the negligence of any of the Seller Indemnitees and/or (b) the mere discovery of any
pre-existing condition that Purchaser did not cause or exacerbate. 

 The provisions of this
Section 4.2 shall survive the termination of this Agreement and the Closing. 
  

	4.3	 Release and Waiver. Without limiting the provisions of Article 4, and except as expressly provided for in this Agreement, Purchaser
waives its right to recover from, and forever releases and discharges, and covenants not to sue Seller, Seller’s affiliates, Seller’s property manager, any lender to Seller, the partners, trustees, shareholders, controlling persons,
directors, officers, attorneys, employees and agents of each of them, and their respective heirs, successors, personal representatives and assigns with respect to any and all claims, whether direct or indirect, known or unknown, foreseen or
unforeseen, that may arise on account of or in any way be connected with the Property including, without limitation, the physical, environmental and structural condition of the Property or any law or regulation applicable thereto, including, without
limitation, any claim or matter relating to the use, presence, discharge or release of hazardous materials on, under, in, above or about the Property. If Purchaser and/or its assignee, with actual knowledge of (i) a default in any of the
covenants, agreements or obligations to be performed by Seller under this Agreement and/or (ii) any breach of or inaccuracy in any representation or warranty of Seller made in this Agreement nonetheless elects to proceed to the Closing, then,
upon the consummation of the Closing, Purchaser and/or its assignee shall be deemed to have waived any such default and/or breach or inaccuracy and shall have no 

  
 15 

	 	 
claim against Seller with respect thereto. For the avoidance of doubt, Purchaser shall be deemed to have “actual knowledge” of (a) the information set forth in any materials in the
“Pacific Corporate Park” due diligence site at www.cbremarketplace.com on the day prior to the Effective Date, (b) the Site Plan entitled America Online, Inc. CC4/CC6 Pedestrian Bridge Pacific Boulevard, (c) the Site Plan
Amendment (SPAM2001-0101) to America Online, Inc. - Pedestrian Bridge and Sidewalk Site Plan, Site Plan STPL 2000-0074 Broad Run Business Park - AOL Pedestrian Overpass, (d) the plats and plans for (i) AOL Pedestrian Bridge - December 4,
2000, (ii) AOL CC4/CC6 Pedestrian Bridge #2 - March 5, 2002, (iii) AOL CC7 - February 24, 2004 and (iv) AOL CC8 - February 24, 2004, (e) together with all additional materials provided by Seller subsequent to the Effective Date,
either at Purchaser’s request, or by delivery to Purchaser with specific notice to Purchaser of such delivery either by e-mail to Timothy Grant, Gary Jaye and Charles Hessel or by any of the methods of delivery permitted pursuant to Section
10.3. 

  

	4.4	Title & Survey. 

  

	 	4.4.1	Conveyance by Special Warranty Deed. At Closing, Seller shall convey fee simple title to the Land and Improvements by execution and delivery of a Special
Warranty Deed (the “Deed”) substantially in the form attached as Exhibit H with title to the Property being subject to the Permitted Exceptions (as defined below) 

 

	 	4.4.2	Purchaser’s Title Due Diligence. Purchaser has obtained the Title Commitment #10-001710(A) dated effective October 13, 2010 at 8:00 a.m., revised
October 27, 2010, Title Commitment #10-001710(B) dated effective October 13, 2010 at 8:00 a.m., revised October 27, 2010, Title Commitment #10-001710(C) dated effective October 13, 2010 at 8:00 a.m., revised October 27,
2010, Title Commitment #10-001710(D) dated effective October 13, 2010 at 8:00 a.m., revised October 27, 2010, and Title Commitment #10-001710(E) dated effective October 13, 2010 at 8:00 a.m., revised October 27, 2010
(collectively, the “Title Commitments”) issued by the Commonwealth Land Title Insurance Company (the “Title Company”) with respect to the Property, together with all documents and information pertaining to title
listed in such report. Purchaser has delivered to Seller a copy of each of the Title Commitments. 

  

	 	4.4.3	Survey. Purchaser has, at its sole expense, obtained (or will be obtaining) a survey of the Property desired by Purchaser (the “Survey”).
Promptly upon receipt of the Survey, Purchaser shall deliver a copy to Seller. 

  

	 	4.4.4	 Permitted Exceptions. For purposes of this Agreement, the term “Permitted Exceptions” means (i) the Leases;
(ii) items shown as exceptions or exclusions on the Title Commitments (excluding the standard exclusions from coverage set forth in the form of title insurance 

  
 16 

	 	 
policy); (iii) the lien of current taxes not yet due and payable; (iv) zoning regulations, and municipal building restrictions, and all other laws, ordinances, regulations and
restrictions of any duly constituted public authority enacted prior to the Closing Date; (v) all matters, whether or not of record, that arise out of the actions or omissions of Purchaser or Purchaser’s Representatives; (vi) matters
(including the documents described in Section 1.3 pertaining to the Pedestrian Overpasses, the easement agreements described in Section 1.5, and the documents described in Section 1.6 pertaining to CC7/CC8)
approved by Purchaser in accordance with the terms of this Agreement; and (vii) matters shown on the Survey. 

  

	 	4.4.5	As of the Effective Date, the following liens (the “Judgment Liens”) are reflected on the Title Commitments: (i) Judgment No. 1132 filed in
Book 50 at page 298, showing Jane Wolff as Plaintiff and America On Line as Defendant, dated May 7, 1998, and docketed July 13, 1998, in the amount of $1,957.30 plus interest, fees and costs, and (ii) Judgment No. 0230-02 filed
in Book 54 at page 2433, showing Miguel Alfaro (35 Irving Street, Newark, New Jersey 07104) as Plaintiff and America Online, Inc., as Defendant, dated February 14, 2002, and docketed recorded February 14, 2002 in the amount of $119.70 plus
interest, fees and costs. Notwithstanding anything set forth to the contrary in this Agreement, prior to the Closing Date, Seller shall discharge, remove or post a bond for the Judgment Liens to enable the Title Company to issue a title policy to
Purchaser for the Property without an exception for the Judgment Liens. In addition, Seller shall be required to cure, release of record and cause to be omitted from the Title Policy, the following items (the “Mandatory Items”):

  

	 	(i)	The lien of any mortgage securing any indebtedness owed by Seller and any other monetary liens capable of being removed with the payment of money, other than for taxes
or special assessments not yet due and payable. 

  

	 	(ii)	Tax liens for delinquent real estate taxes owed by Seller; and 

  

	 	(iii)	Mechanic’s or materialmen’s liens for work or materials ordered by Seller and supplied to the Property. 

In the event mechanic’s or materialmen’s liens for work or materials ordered by Tenants (as defined in
Section 6.1.6.) are recorded against the Property, Purchaser shall have recourse under the Leases (as defined in Section 6.1.6.) against the Tenants after Closing. 

 

	4.5	 AS IS CONVEYANCE. PURCHASER ACKNOWLEDGES AND AGREES THAT (i) THE PROPERTY IS TO BE PURCHASED BY PURCHASER “AS IS” IN ITS
THEN-EXISTING PHYSICAL CONDITION AS OF CLOSING, WITHOUT ANY IMPLIED OR 

  
 17 

	 	 
EXPRESS WARRANTY OR REPRESENTATION WHATSOEVER BY SELLER, EXCEPT AS EXPRESSLY SET FORTH IN THIS AGREEMENT OR IN ANY OF THE SELLER’S CLOSING DELIVERIES (AS DEFINED IN SECTION 7.2);
(ii) CLOSING HEREUNDER WILL BE DEEMED ACCEPTANCE BY PURCHASER OF THE PROPERTY IN ITS THEN EXISTING “AS IS” CONDITION, EXCEPT AS EXPRESSLY SET FORTH IN THIS AGREEMENT; AND (iii) NEITHER SELLER NOR ANY OF SELLER’S EMPLOYEES,
AGENTS OR REPRESENTATIVES HAVE MADE ANY WARRANTIES, REPRESENTATIONS OR AGREEMENTS BY OR ON BEHALF OF SELLER NOT EXPRESSLY SET FORTH IN THIS AGREEMENT OR IN ANY OF THE SELLER’S CLOSING DELIVERIES AS TO ANY MATTERS CONCERNING THE PROPERTY, THE
PRESENT USE OR CONDITION OF THE PROPERTY, OR THE SUITABILITY OF THE PROPERTY FOR PURCHASER’S INTENDED USE THEREOF. PURCHASER AGREES THAT EXCEPT AS EXPRESSLY REQUIRED IN THIS AGREEMENT AND SUBJECT TO SELLER’S OBLIGATIONS UNDER THE LEASES,
SELLER SHALL HAVE NO OBLIGATION WHATSOEVER TO REPAIR OR MAKE IMPROVEMENTS TO THE PROPERTY AND THAT PURCHASER SHALL HAVE NO OFFSET OR OTHER RIGHTS AGAINST SELLER RELATING TO SAME. PURCHASER SPECIFICALLY ACKNOWLEDGES THAT, EXCEPT AS EXPRESSLY PROVIDED
IN SECTION 6.1.9, SELLER DOES NOT WARRANT THE ACCURACY OR COMPLETENESS OF ANY THIRD-PARTY REPORTS OR OTHER WRITTEN MATERIALS PREPARED BY THIRD PARTIES WHICH MAY BE DISCLOSED BY OR DELIVERED BY SELLER TO PURCHASER, AND THAT PURCHASER HAS NOT
RELIED AND WILL NOT RELY IN ANY WAY ON ANY SUCH MATERIALS. PURCHASER IS RELYING AND WILL RELY SOLELY ON PURCHASER’S OWN INSPECTIONS AND DUE DILIGENCE IN PROCEEDING TO PURCHASE THE PROPERTY. 
	 

 ARTICLE 5 

CONDITIONS PRECEDENT 
  

	5.1	Conditions Precedent to Purchaser’s Obligations. Purchaser’s obligation to purchase the Property or otherwise to perform any obligation provided in
this Agreement shall be conditioned expressly upon the satisfaction or waiver of each of the following conditions on or before the Closing Date: 

  

	 	5.1.1	Representations and Warranties True. The representations and warranties of Seller contained in this Agreement shall be (A) true and correct as of the
Effective Date and (B) true and correct in all material respects as of the Closing, as if made at and as of such time, except where the failure of such representations and warranties to be so true and correct as of the Closing Date would not
reasonably be expected to have a material adverse effect on Purchaser’s ownership or operation of the Property. 

  

	 	5.1.2	Performance. Seller shall have performed, or tendered performance of, all agreements and covenants required by this Agreement to be performed by it prior to or
at the Closing Date in all material respects. 

  
 18 

  

	 	5.1.3	No Prohibition. No injunction, stay or restraining order shall be in effect prohibiting the consummation of the transactions contemplated by this Agreement by
Seller. 

  

	 	5.1.4	Raytheon Estoppel Certificates. Purchaser shall have received both of the Raytheon Estoppel Certificates (as defined in Section 6.4.1) from Raytheon
(as defined in Section 6.3.4). 

  

	 	5.1.5	Raytheon Lease. The Raytheon Lease shall be in full force and effect. 

 

	 	5.1.6	Orbcomm Estoppel Certificate. Purchaser shall have received the Orbcomm Estoppel Certificate (as defined in Section 6.4.2) from Orbcomm containing,
at a minimum, the Required Certifications (as defined in Section 6.4.3) and, if applicable in accordance with Section 6.4.3, a Sellers’ Estoppel Certificate. 

 

	 	5.1.7	Orbcomm Lease. The Orbcomm Lease shall be in full force and effect. 

 

	 	5.1.8	Association Estoppel. Purchaser shall have received an estoppel certificate from Broad Run Business Center Property Association in the form of Exhibit P
attached hereto. 

  

	 	5.1.9	Property Management Agreement. Any property management agreement affecting the Property has been terminated by Seller without cost to Purchaser;

  

	 	5.1.10	Title. All of the requirements of Seller set forth in the Title Commitments shall be satisfied by Seller; 

 

	 	5.1.11	Raytheon Lease. Raytheon shall have elected not to purchase (or shall have been deemed to have elected not to purchase) the Property in accordance with
Section 10.1 below; 

  

	 	5.1.12	Receipt of Zoning Compliance Letter. Purchaser shall have received a zoning compliance letter from Loudoun County; and 

 

	 	5.1.13	Closing Deliveries. Seller shall have delivered the Seller’s Closing Deliveries (as defined in Section 7.2). 

Each of the preceding conditions shall be satisfied in all material respects, unless waived by Purchaser in writing. If the conditions set
forth above are not satisfied in all material respects or waived by Purchaser on or prior to the Closing Date, Purchaser may, in its sole discretion, terminate this Agreement by written notice to Seller, whereupon the parties shall be released of
any further liability hereunder except for those obligations that expressly survive the termination of this Agreement and the Escrow Agent shall return the Deposit to Purchaser. 

  
 19 

  

	5.2	Conditions Precedent to Seller’s Obligations. Seller’s obligation to sell the Property or otherwise to perform any obligation provided in this
Agreement shall be conditioned upon the satisfaction or waiver of each of the following conditions on or before the Closing Date: 

  

	 	5.2.1	Representations and Warranties True. The representations and warranties of Purchaser contained in this Agreement shall be (A) true in all material respects
as of the Effective Date and (B) true and correct in all material respects as of the Closing, as if made at and as of such time. 

  

	 	5.2.2	Performance. Purchaser shall have performed, or tendered performance of, all agreements and covenants required by this Agreement to be performed by it prior to
or at the Closing Date in all material respects. 

  

	 	5.2.3	No Prohibition. No injunction, stay or restraining order shall be in effect prohibiting the consummation of the transactions contemplated by this Agreement by
Purchaser. 

  

	 	5.2.4	Closing Deliveries. Purchaser shall have delivered the Purchase Funds (as defined in Section 7.3.1 below), and the Purchaser’s Closing
Deliveries (as defined in Section 7.3). 

  

	 	5.2.5	Raytheon Lease. Raytheon shall have elected not to purchase (or shall have been deemed to have elected not to purchase) the Property in accordance with
Section 10.1 below. 

 Each of the preceding conditions shall be satisfied in all material respects,
unless waived by Seller in writing. If the conditions set forth above are not satisfied in all material respects or waived by Seller on or prior to the Closing Date, Seller may, in its sole discretion, terminate this Agreement by written notice to
Purchaser, whereupon the parties shall be released of any further liability hereunder except for those obligations that expressly survive the termination of this Agreement, and, except with respect to the condition set forth in Section 5.2.5
(the failure of which shall be governed by Section 5.1), the Escrow Agent shall pay the Deposit to Seller, provided, however, that no such termination shall release Purchaser from any liability to Seller for Purchaser’s breach or default
under this Agreement. 

  
 20 

  
 ARTICLE 6

 REPRESENTATIONS, WARRANTIES, COVENANTS AND AGREEMENTS 

 

	6.1	Representations and Warranties of Seller. Seller hereby represents and warrants to Purchaser that, as of the Effective Date: 

 

	 	6.1.1	Due Formation. Seller is a corporation, validly existing and in good standing under the laws of the State of Delaware and is qualified to do business in the
Commonwealth of Virginia and has the power and authority and all necessary governmental approvals to own and operate the Property and to carry on its business as it is now being conducted. 

 

	 	6.1.2	Authorization. Seller has full power and authority to enter into this Agreement and to carry out its obligations hereunder and to execute and deliver all
documents which are contemplated by this Agreement. All actions necessary to confer such power and authority upon the persons executing this Agreement and all documents which are contemplated by this Agreement to be executed on behalf of Seller have
been taken. Any and all consents needed by Seller to enter into this Agreement and to execute and deliver all documents which are contemplated by this Agreement have been obtained. This Agreement has been duly and validly executed and delivered by
Seller and (assuming this Agreement constitutes a valid and binding obligation of Purchaser) constitutes a valid and binding agreement of Seller, enforceable against Seller in accordance with its terms, subject to applicable bankruptcy,
reorganization, insolvency, moratorium and other laws affecting creditor’s rights generally from time to time in effect and to general equitable principles. 

 

	 	6.1.3	Litigation. Except for the litigation described on Schedule 6.1.3, there is no action, suit, proceeding or investigation by or before any court or
governmental or other regulatory administrative agency or commission pending or to Seller’s knowledge, threatened against Seller (i) pertaining to the Property and not adequately covered by insurance; (ii) if adversely determined,
would adversely affect (a) the Property or any portion thereof, (b) continued operation of the Property, (c) the Leases, or (d) the ability of Seller to perform its obligations under this Agreement or (iii) are reasonably
likely to impose any liability on Purchaser in its capacity as a purchaser and/or an owner of the Property, which liability would exceed Fifty Thousand Dollars ($50,000.00). 

 

	 	6.1.4	No Violations. The execution and delivery of this Agreement and the consummation of the transactions contemplated hereby by Seller do not in any material respect
(i) violate or conflict with the certificate of formation of Seller, (ii) violate or conflict with any judgment, decree or order of any court applicable to or affecting Seller, (iii) to Seller’s knowledge, breach the provisions
of, or constitute a default under, any contract, agreement, instrument or obligation to which Seller is a party or by which Seller is bound and which relates to the Property, or (iv) to Seller’s knowledge, violate or conflict with any law
applicable to Seller; as used in this Section 6.1.4, “material respect” means any manner that would impact the enforceability of this Agreement. 

  
 21 

  

	 	6.1.5	Condemnation Proceedings. To Seller’s knowledge, there are no pending or threatened in writing, condemnation proceedings affecting all or any part of the
Property, except for the threatened condemnation proceeding described on Schedule 6.1.5. 

  

	 	6.1.6	List of Leases. Attached as Schedule 6.1.6 is a List of Leases, which List of Leases is true and correct as of the date of such List of Leases. Except for
the leases set forth in Schedule 6.1.6 (each such lease, a “Lease” and collectively, the “Leases”), there are no leases, license agreements or other occupancy agreements (or any amendments or supplements
thereto) now in effect with respect to, the Real Property. Except as set forth in the Leases in effect on the Effective Date or as otherwise set forth in the Seller’s Materials, (i) Seller has not granted any option or right of first
refusal or first opportunity or similar rights to any party to acquire any interest in any parts of the Property, and (ii) there are no outstanding tenant improvement obligations, rent abatements, free rent, or other inducements payable by
Seller under the Leases with respect to the current term of the Lease. Seller has not given any notice (which remains outstanding) to any tenant under any of the Leases (each such tenant, a “Tenant” and collectively, the
“Tenants”) that such Tenant is in default under its Lease and Seller has not received any notice (which remains outstanding) that Seller is in default under any Lease. The Leases listed on Schedule 6.1.6 are in full force and
effect and unmodified. 

  

	 	6.1.7	Service Contracts. There will be no current service, maintenance or other contracts related to the ownership and operation of the Property in effect after the
Closing Date (collectively, the “Service Contracts”); except for any service, maintenance or other contracts that the Tenants have entered into and the TCG Agreement (as defined in Section 6.3.3).

  

	 	6.1.8	Foreign Person. Seller is not a “foreign person” as defined in Internal Revenue Code Section 1445 and any related regulations.

  

	 	6.1.9	Seller’s Materials. To Seller’s knowledge (a) all of Seller’s Materials (other than third-party Seller’s Materials) made available to
Purchaser are, in all material respects, complete and unaltered copies of such items in Seller’s possession or control; and (b) all of the third-party Seller’s Materials are unaltered copies of such items in Seller’s possession
or control. 

  

	 	6.1.10	OFAC. To Seller’s knowledge, Seller is in compliance with the requirements of Executive Order No. 13224, 66 Fed Reg. 49079 (September 25,2001) (the
“Order”) and other similar requirements contained in the rules and regulations of the Office of Foreign Asset Control, Department of the Treasury (“OFAC”) and in any enabling legislation or other Executive Orders in respect
thereof (the Order and such other rules, regulations, legislation, or orders are collectively called the “OFAC Laws”). 

  
 22 

  

	 	6.1.11	Bankruptcy. No petition in bankruptcy (voluntary or otherwise), assignment for the benefit of creditors, or petition seeking reorganization or arrangement or
other action under Federal or State bankruptcy laws is pending against or contemplated by Seller. 

  

	 	6.1.12	Property Violations. Except for violations cured or remedied on or before the Effective Date, or except as otherwise disclosed on Schedule 6.1.12 attached
hereto, Seller has not received any written notice from any Governmental Authority (hereinafter defined) of any violation of any Applicable Laws (hereinafter defined) relating to the Property. 

 

	 	6.1.13	Environmental Violations. Except for violations cured or remedied on or before the Effective Date, or except as otherwise disclosed on Schedule 6.1.13, Seller
has not received any written notice regarding any actual or potential liabilities arising under any Environmental Laws (hereinafter defined), or otherwise requiring any remedial action from, or requiring payments by, Seller, Tenant or any subtenant
in connection with any alleged violation of any Environmental Laws. 

  

	 	6.1.14	Right of First Offer. Seller notified Raytheon in writing on August 18, 2010 of the price at which Seller intends to market the Property, together with the
other material terms and conditions of such listing. Thirty (30) days thereafter, on September 17, 2010, Seller received an e-mail from Raytheon stating that Raytheon would not be exercising the Right of First Offer in connection with such
notice. Copies of such notification and emails have been delivered to Purchaser. 

  

	 	6.1.15	Seller’s Knowledge. Whenever used in this Agreement, the phrase “to Seller’s knowledge” or words of similar import shall be limited in
meaning to the current actual knowledge of Karen Diener, the Director of Real Estate for Seller, and John Tuthill, the Senior Facilities Manager for Seller. Neither any officer of Seller, nor any party other than Seller, shall bear responsibility
for any breach of representation. Seller represents and warrants to Purchaser that Karen Diener and John Tuthill are the individuals who are primarily responsible for the oversight of the operation, leasing and management of the Property.

  

	 	6.1.16	Bonds. Seller holds no bonds related to the Property other than the Bonds. 

 

	 	6.1.17	Certain Definitions. For purposes of this Section 6.1 and as used elsewhere in this Agreement, the following terms shall have the meanings set forth below:

 (i) “Applicable Laws” shall mean all federal, state and local laws, treaties, statutes, ordinances,
judgments, decrees, directives, rules, injunctions, writs, regulations, binding arbitration rulings, orders, judicial or 

  
 23 

 
administrative interpretations thereof, and authorizations of any Governmental Authority as may be in effect from time to time applicable to the Property; 

(ii) “Environmental Laws” shall mean all Applicable Laws relating to the protection or pollution of the environment, including
without limitation the Comprehensive Environmental Response Compensation and Liability Act, as amended (42 U.S.C. Section 9601 et seq.) (“CERCLA”), the Emergency Planning and Community Right to Know Act of 1986, the Federal Solid
Waste Disposal Act, as amended by the Resource Conservation and Recovery Act and the Hazardous and Solid Waste Amendments thereto, the Clean Air Act, the Clean Water Act, the Toxic Substances Control Act, the Safe Drinking Water Act, the Superfund
Amendments and Preauthorization Act of 1986, and any similar or analogous statutes, regulations and decisional law of any Governmental Authority, as each of the foregoing exist on the date hereof; 

(iii) “Governmental Authority” shall mean any governmental or quasi-governmental body, authority, court, department,
commission, board, bureau, agency, court or other instrumentality of the United States, or of any state, county, city or other political subdivision having jurisdiction over the Property. 

 

	6.2	Representations and Warranties of Purchaser. Purchaser hereby represents and warrants to Seller that, as of the Effective Date: 

 

	 	6.2.1	Due Formation. Purchaser is a limited liability company, duly organized, validly existing and in good standing under the laws of the jurisdiction of its
formation. 

  

	 	6.2.2	Authorization. Purchaser has full power and authority to enter into this Agreement and to carry out its obligations hereunder and to execute and deliver all
documents which are contemplated by this Agreement. All actions necessary to confer such power and authority upon the persons executing this Agreement and all documents which are contemplated by this Agreement to be executed on behalf of Purchaser
have been taken. Any and all consents needed by Purchaser to enter into this Agreement and to execute and deliver all documents which are contemplated by this Agreement have been obtained. This Agreement has been duly and validly executed and
delivered by Purchaser and (assuming this Agreement constitutes a valid and binding obligation of Seller) constitutes a valid and binding agreement of Purchaser, enforceable against Purchaser in accordance with its terms, subject to applicable
bankruptcy, reorganization, insolvency, moratorium and other laws affecting creditor’s rights generally from time to time in effect and to general equitable principles. 

  
 24 

  

	 	6.2.3	No Violations. The execution and delivery of this Agreement and the consummation of the transactions contemplated hereby by Purchaser do not in any material
respect (i) violate or conflict with the certificate of formation of Purchaser, (ii) violate or conflict with any judgment, decree or order of any court applicable to or affecting Purchaser, (iii) to Purchaser’s knowledge, breach
the provisions of, or constitute a default under, any contract, agreement, instrument or obligation to which Purchaser is a party or by which Purchaser is bound, or (iv) to Purchaser’s knowledge, violate or conflict with any law applicable
to Purchaser, in all cases, in a manner that impacts the enforceability of this Agreement. 

  

	6.3	Maintenance and Operation of Property. 

  

	 	6.3.1	From the Effective Date through the Closing Date (the “Contract Period”), Seller shall (i) maintain in full force and effect all of the insurance
policies and coverages currently in effect with respect to the Property; (ii) operate, manage and maintain the Property, including without limitation, the building systems, software systems and plant equipment related to the Buildings in the
manner consistent with current practices; (iii) make such repairs and replacements as are reasonably required of Seller under the Leases; (iv) inform Purchaser promptly of any default under any Lease and of any litigation, arbitration
proceeding or administrative hearing that affects the Property in any manner and which is instituted after the Effective Date; and (v) perform and comply with the obligations of the lessor under the Leases. 

 

	 	6.3.2	During the Contract Period, Seller shall not, without Purchaser’s prior written consent (i) execute new contracts for services to the Property that will be
effective on or after the Closing Date (which consent shall not be unreasonably withheld, conditioned or delayed); (ii) create, grant or record any liens or encumbrances on title, except in accordance with this Agreement; (iii) except as
otherwise required by the Leases, modify, amend, supplement, renew, extend or terminate any of the Leases or consent to the assignment of any Lease or to any sublease of any portion of the Property; (iv) enter into any new leases or occupancy
agreements of any kind for any portion of the Property; (v) make or permit to be made any alterations to or upon the Property (other than alterations made pursuant to one of the Leases) (which consent shall not be unreasonably withheld,
conditioned or delayed); or (vi) consent to any change in the zoning classification applicable to the Property. 

  

	 	6.3.3	 Termination of Service Contracts; Assignment of TCG Agreement. On or before the Closing Date, Seller will terminate the Service Contracts with
respect to the Property; provided, however, subject to receipt of the necessary consents, which Seller shall use commercially reasonable efforts to obtain, at Closing, Seller shall assign to Purchaser all right, title

  
 25 

	 	 
and interest of Seller in and to that certain Right of Entry and License Agreement by and between Seller and TCG Virginia, Inc. dated March 5, 2010 (the “TCG Agreement”) and
Purchaser shall assume and agree to be bound by all of the covenants, agreements and obligations of Seller under the TCG Agreement. 

  

	 	6.3.4	Seller shall have the right to execute such site plan amendments and modifications requested by Raytheon Company (“Raytheon”) in accordance with the
terms of that certain Office Lease for Pacific Corporate Park (22110 Pacific Boulevard, 22260 Pacific Boulevard, and 22270 Pacific Boulevard) dated March 6, 2009, as amended (the “22110 Lease”), and that certain Office Lease
for Pacific Corporate Park (22265 Pacific Boulevard) dated March 6, 2009, between Raytheon and Seller, as amended (the “22265 Lease” and together with the 22110 Lease, the “Raytheon Lease”).

  

	6.4	Estoppel Certificates. 

  

	 	6.4.1	Seller shall use its commercially reasonable efforts (without incurring any additional expense) to obtain and deliver to Purchaser prior to the Closing Date a statement
in writing from Raytheon in the form attached hereto as Exhibit I-1 for the 22110 Lease (the “22110 Estoppel”) and a statement in writing from Raytheon in the form attached hereto as Exhibit 1-2 for the 22265 Lease
(the “22265 Estoppel” and together with the 22110 Estoppel, the “Raytheon Estoppel Certificates”). 	 

  

	 	6.4.2	Seller shall use its commercially reasonable efforts (without incurring any additional expense) to obtain and deliver to Purchaser prior to the Closing Date a statement
in writing from Orbcomm Inc. (“Orbcomm”) in the form attached hereto as Exhibit J (the “Orbcomm Estoppel Certificate”). 

  

	 	6.4.3	 Notwithstanding any provision to the contrary in Section 5.1.6, if Seller obtains an estoppel certificate from Orbcomm, but it contains
only the certifications (the “Required Certifications”) required by the Lease between Seller and Orbcomm (the “Orbcomm Lease”), then the condition to closing set forth in Section 5.1.6 will be deemed
satisfied if Seller delivers a seller estoppel certificate (a “Seller Estoppel”), dated as of the Closing Date, certifying to the statements contained in the attached Orbcomm Estoppel other than the Required Certifications. For
purposes of clarity, the parties agree that the Seller shall determine in its sole discretion whether to provide a Seller Estoppel and Seller shall have no obligation to provide a Seller Estoppel. If, after closing, Seller delivers an estoppel
certificate from Orbcomm which certifies the same information as certified in the Seller Estoppel, then such Seller Estoppel shall terminate and Seller shall have no further liability based thereon. The statements by Seller contained in the Seller
Estoppel shall be deemed to be 

  
 26 

	 	 
representations of Seller and shall be subject to all of the limitations on Seller’s liability as set forth in this Agreement, including, but not limited to, Section 8.4.

 ARTICLE 7 
 ESCROW AND CLOSING 
  

	7.1	Escrow Arrangement. The consummation of the transaction contemplated in this Agreement (the “Closing”) shall take place through an escrow
established with the Title Company on a mutually agreeable date, said date to be no later than November 15, 2010 (the “Closing Date”). 

 

	7.2	Deposits and Deliveries by Seller. Subject to the terms and conditions of this Agreement, Seller shall deposit or cause to be deposited into escrow with the
Escrow Agent on or before the date which is one (1) business day prior to the Closing Date (the “Delivery Date”), the following documents, duly executed and acknowledged as required by Seller (collectively, the
“Seller’s Closing Deliveries”): 

  

	 	7.2.1	The Deed; 

  

	 	7.2.2	The Closing Statement (as defined in Section 7.6.7); 

  

	 	7.2.3	A Bill of Sale and Assignment of Intangible Property in the form attached hereto as Exhibit K transferring the Personal Property and Intangible Property
to Purchaser (the “Assignment”); 

  

	 	7.2.4	Assignment and Assumption of Leases in the form attached hereto as Exhibit L; 

 

	 	7.2.5	The CC1/CC3 Substitute Agreement or the CC1/CC3 Initial Agreement & CC1/CC3 Release; 

 

	 	7.2.6	The CC4/CC6 Substitute Agreement or the CC4/CC6 Initial Agreement & CC4/CC6 Release; 

 

	 	7.2.7	The CC7/CC8 Substitute Agreements or the CC7/CC8 Initial Agreement & CC7/CC8 Release; 

 

	 	7.2.8	letters from Seller, advising each of the tenants under the Leases of the change in ownership of the Real Property; 

 

	 	7.2.9	a schedule of security deposits which have been deposited by tenants under the Leases, in accordance with Section 7.6.6; 

  
 27 

  

	 	7.2.10	An Affidavit of Non-Foreign Status in form attached hereto as Exhibit M (the “Non-Foreign Affidavit”); 

 

	 	7.2.11	An Owner’s Affidavit, including a gap undertaking in the form attached as Exhibit N ; 

 

	 	7.2.12	Indemnity Agreement for Mechanics’ Liens in the form attached hereto as Exhibit O. 

 

	 	7.2.13	A certificate certifying to Purchaser that the Seller’s representations and warranties set forth in Section 6.1 of this Agreement are true and correct
in all material respects as of the Closing, as if made at and as of such time, except where the failure of such representations and warranties to be so true and correct as of the Closing Date would not reasonably be expected to have a material
adverse effect on Purchaser’s ownership or operation of the Property, and disclosing any events or circumstances that would cause Seller to have to modify the Seller’s representations and warranties set forth in Section 6.1
“but for” the foregoing materiality standard; 

  

	 	7.2.14	Other Documentation Such other documentation reasonably requested by the Title Company in order to issue the Title Policy, so long as such documentation does not
impose additional liability on Seller; and 

  

	 	7.2.15	Seller’s written escrow instructions to close escrow in accordance with the terms of this Agreement. 

 

	7.3	Deposits and Deliveries by Purchaser. Subject to the terms and conditions of this Agreement, Purchaser shall deposit or cause to be deposited into escrow with
the Escrow Agent on or before the Delivery Date, each of the following documents , duly executed and acknowledged as required (collectively, the “Purchaser’s Closing Deliveries”), and funds: 

 

	 	7.3.1	Cash, wire transfer, cashier’s check, or other immediately available funds, which, shall equal the Purchase Price after giving credit for the Deposit and including
any applicable prorations and adjustments (as adjusted, the “Purchase Funds”); 

  

	 	7.3.2	Assignment and Assumption of Leases in the form attached hereto as Exhibit L; 

 

	 	7.3.4	The CC1/CC3 Substitute Agreement or the CC1/CC3 Initial Agreement & CC1/CC3 Release; 

 

	 	7.3.5	The CC4/CC6 Substitute Agreement or the CC4/CC6 Initial Agreement & CC4/CC6 Release; 

  
 28 

  

	 	7.3.6	The CC7/CC8 Substitute Agreement and the CC7/CC8 Replacement Bonds or the CC7/CC8 Initial Agreement and CC7/CC8 Release; 

 

	 	7.3.7	A certificate certifying to Seller that all of Purchaser’s representations and warranties set forth in Section 6.2 of this Agreement are true and
correct in all material respects as of Closing as if made at and as of such time, and disclosing any events or circumstances that would cause Purchaser to have to modify the Purchaser’s representations and warranties set forth in
Section 6.2 “but for” the foregoing materiality standard; 

  

	 	7.3.8	The Closing Statement (as defined in Section 7.6.7); and 

 

	 	7.3.9	Purchaser’s written escrow instructions to close escrow in accordance with the terms of this Agreement. 

 

	7.4	Further Documentation. At or following the Closing, Purchaser and Seller each shall execute any certificate or other instruments required by law or local custom
or otherwise reasonably required by the other party to effect the transaction contemplated by this Agreement. 

  

	7.5	Closing. The Title Company shall close escrow on or before the scheduled Closing Date when and if it has received all of the documents and funds listed in
Section 7.2 and Section 7.3 above, in accordance with the written escrow instructions delivered by each party. 

  

	7.6	Taxes, Prorations and Closing Statement. 

  

	 	7.6.1	Property Taxes and Expenses. All non-delinquent Real Estate Taxes (as defined below) and assessments, personal property taxes, if any, operation and maintenance
expenses pertaining to the Property, and water, sewer and other utility charges shall be prorated between Seller and Purchaser on an accrual basis, based upon the actual current bills, as of the Closing Date if, and to the extent, Seller, and not
tenants under the Leases, is responsible for such charges. Any amount owed by one party to the other shall be paid by the party who owes such amount to the other party within ten (10) business days after the date of the reapportionment. With
respect only to Real Estate Taxes paid directly by tenants under the Leases to the applicable taxing authority, Purchaser and Seller shall not prorate real estate taxes if the applicable real estate taxes are current through the Closing Date. In all
other instances, real estate taxes shall be prorated in accordance with the provisions of this Section 7.6.1. If these taxes for the year of Closing are not known or cannot be reasonably estimated, taxes shall be adjusted based on taxes
for the year prior to Closing. 

  
 29 

  

	 	7.6.1.1	If there are meters measuring the consumption of water, gas or electric current, Seller, not more than one day prior to the Closing Date, if possible, shall cause such
meters for utilities for which Seller, and not tenants, is responsible to be read, and shall pay all utility bills for which Seller is liable upon receipt of statements therefore. Purchaser shall be responsible for causing such utilities and
services to be changed to its name and shall be liable for and shall pay all utility bills for services rendered after 12:01 a.m. on the Closing Date. On the Closing Date, Purchaser shall post such security deposits as are required by the utility
companies in order to continue service to the Real Property in replacement of the security deposits deposited by Seller with such utility companies. 

  

	 	7.6.1.2	Any delinquent Real Estate Taxes assessed against the Property shall be paid (together with any interest and penalties) by Seller at the Closing from the Purchase
Price. For purposes of this Agreement, the term “Real Estate Taxes” shall mean all taxes, assessments, vault rentals, and other charges, if any, general, special or otherwise, and all assessments for schools, public betterments and
general or local improvements, levied or assessed upon or with respect to the ownership of and/or all other taxable interests in the Property, or any part thereof, imposed by any public or quasi-public authority having jurisdiction. Expenses shall
be prorated on the basis of the actual number of days in the applicable period. 

  

	 	7.6.2	Prepaid Charges. Any prepaid charges in connection with transferable licenses or permits issued in connection with the Property which has been assigned to and
assumed by Purchaser shall be credited to Seller. 

  

	 	7.6.3	Sales and Use Taxes. On or after the Closing Date, Seller shall pay sales and use taxes pertaining to the sale of tangible Personal Property to Purchaser,
including interest and any penalties thereon, applicable to or incurred in connection with the transactions contemplated by this Agreement. Seller shall be responsible for remitting the payment for sales and use taxes to the Virginia Department of
Taxation. 

  

	 	7.6.4	 The Rent Payable by Tenants Under the Leases. Any amounts (including without limitation rent) prepaid to Seller by Tenants (including a
pro rata portion of the rent paid for the month in which the Closing occurs) shall be paid to Purchaser on the Closing Date. Rent which is due but uncollected as of the Closing Date shall not be adjusted, but subject to the provisions
of this Section 7.6.4, Purchaser shall cause the rent for the period prior to the Closing Date that was due and uncollected on the Closing Date to be remitted to Seller if, as and when collected by Purchaser. On the Closing Date, Seller
shall deliver to Purchaser a schedule of all such past due but uncollected rent owed by tenants. Purchaser agrees to remit promptly to 

  
 30 

	 	 
Seller any such arrears actually paid by such Tenants to Purchaser. After the Closing, Purchaser shall have no obligation to collect delinquent rent from Tenants except for its obligation to
remit any amounts actually received to Seller. Any rents collected from a Tenant after the Closing Date shall be applied in the following order: first to the then-current month, next to any amounts owed to Purchaser other than the then-current
month’s rent, then to any arrearage owed by such tenant on the Closing Date not exceeding thirty (30) days, and thereafter to any arrearage owed by such Tenant on the Closing Date that is in excess of thirty (30) days.

  

	 	7.6.5	Tenant Allowances/Concessions/Improvements; Leasing Commissions. Seller shall pay at Closing: (i) leasing commissions due in connection with the Leases
(excluding, however, any leasing commission becoming due as a result of the exercise on or after the Effective Date by any of the Tenants of any extension, expansion or renewal option under its Lease); and (ii) the cost of any remaining unpaid
obligation of landlord to perform or pay for tenant improvements under the Raytheon Lease and the Orbcomm Lease less the amount on deposit in escrow for the benefit of the Tenants in connection with tenant improvements on the Closing Date. Purchaser
shall pay for: (i) leasing commissions due from the landlord under a Lease in connection with Leases executed on or after the Effective Date; (ii) the cost of any obligation of landlord under a Lease executed on or after the Effective Date
and approved by Purchaser in accordance with the terms of this Agreement to perform or pay for tenant improvements regardless of when such obligation must be performed or paid. All Leases executed between the Effective Date and the Closing Date
shall be submitted by Seller to Purchaser for review in accordance with the terms of Section 6.3.2 hereof. Purchaser shall reimburse Seller at Closing for any payments which Seller has made toward leasing commissions and costs of tenant
improvements which Purchaser is obligated to pay under this Section 7.6.5. 

  

	 	7.6.6	Security Deposits. Seller shall deliver to Purchaser on the Closing Date a schedule of all security deposits which have been deposited by tenants under, and not
previously applied in accordance with, the Leases. All security deposits required to be held by Seller under the Leases and not applied in accordance with the Leases, shall be transferred and delivered to Purchaser on the Closing Date. All costs
associated with such transfers shall be borne by Seller, including any and all costs associated with transferring letters of credit. 

  

	 	7.6.7	 Allocation and Payment. Seller shall be responsible for all expenses allocable to the period ending on the day prior to the Closing Date, and
Purchaser shall be responsible for all expenses (including prepaid expenses) from and after 12:01 A.M. on the Closing Date. Seller, Purchaser and the Escrow Agent shall cooperate to produce two
(2)

  
 31 

	 	 
business days prior to the Closing Date a schedule of prorations to be made as of the Closing Date as complete and accurate as reasonably possible (the “Closing Statement”).

  

	 	7.6.8	Estimating Prorations. All prorations, which can be calculated accurately or reasonably estimated as of the Closing Date, shall be made in escrow on the Closing
Date. 

  

	 	7.6.9	Estimating taxes. With respect to Real Estate Taxes, in the event that as of the Closing Date the actual tax bills for the tax year or other tax billing period
in question are not available and the amount of taxes to be prorated as aforesaid cannot be ascertained, then rates and assessed valuations of the previous year or other tax billing period, with known changes, shall be used; and after the Closing
Date and when the actual amount of taxes for the year or other tax billing periods in question shall be determinable, such taxes shall be re-prorated between the parties to reflect the actual amount of such taxes. 

 

	 	7.6.10	Others. All other prorations, and adjustments to initial estimated prorations, shall be made by Purchaser and Seller with due diligence and cooperation within
thirty (30) days following the Closing Date, or such later time as may be required to obtain necessary information for proration, by cash payment to the party yielding a net credit from such prorations from the other party. Such cash payment
shall be made within ten (10) business days of demand for payment by the party entitled to receive such payment. If as a result of any appeal by Purchaser of the assessed valuation of the Property, the assessed valuation is reduced for any tax
year, to the extent not payable to a tenant under a lease at the Property, (i) Purchaser shall be entitled to any resulting tax refunds relating to any period from and after the Closing Date and (ii) Seller shall be entitled to any
resulting tax refunds prior to the Closing Date after deducting therefrom Seller’s pro rata share of attorneys fees and collection costs incurred in connection with obtaining such tax refunds, calculated on the basis of the number of days
during the period for which such refund was issued that Seller and Purchaser, respectively, owned the Property. Notwithstanding the foregoing, prorations pertaining to the true-up of operating expenses under the Leases shall be made by Purchaser and
Seller in accordance with schedules set forth in the Leases. 

  

	 	7.6.11	Survival. The parties’ obligations under this Section 7.6 shall survive the Closing for a period of six (6) months after the Closing Date
or, in the case of the true-up of operating expenses under the Leases, for so long as necessary to perform such true-up in accordance with the schedule set forth in the Leases. 

  
 32 

  

	7.7	Closing Costs. Purchaser and Seller shall pay the following costs associated with the transaction contemplated by this Agreement: 

 

	 	7.7.1	Purchaser’s Closing Costs. Purchaser shall pay: (i) all state and county recordation and transfer taxes and clerk’s fees due in connection with
the recordation of the Deed (excluding the “grantor’s tax” imposed by the Commonwealth of Virginia), (ii) any title search of the Property (including the Updated Title Commitment), (iii) for the Survey, (iv) all of
Purchaser’s Investigations of the Property and other due diligence of Purchaser, including but not limited to, any environmental site assessment of the Property, (v) costs incurred in association with Purchaser’s financing of the
transaction, (vi) Purchaser’s brokerage fees, legal fees and costs incurred in connection with the contemplated transaction; (vii) Purchaser’s share of prorations, (viii) 50% of the escrow fees, and (ix) to the extent
not otherwise called out in this Agreement, closing costs that are customarily paid by purchasers in real estate transactions. 

  

	 	7.7.2	Seller’s Closing Costs. Seller shall pay: (i) the “grantor’s tax” imposed by the Commonwealth of Virginia, (ii) Seller’s
brokerage fees, legal fees and costs incurred in connection with the contemplated transaction subject to the attorneys fees provision in Section 10.6 below, (iii) Seller’s share of prorations, (iv) 50% of escrow fees, and
(v) to the extent not otherwise called out in this Agreement, closing costs that are customarily paid by sellers in real estate transactions. 

  

	7.8	Possession. The rights of possession to the Property shall be delivered to Purchaser on the Closing Date subject to the rights of tenants under the Leases.

  

	7.9	Cooperation. Without further consideration, each party hereto shall execute, acknowledge and deliver to the other party hereto on or after the Closing Date any
and all other instruments or documents, and do and perform any other acts which the other party hereto may reasonably request in order to consummate the transactions described herein; provided, however, that the party executing such instruments or
documents, or doing or performing such other acts, pursuant to this Section 7.9 shall not be obligated to expend any additional cost or incur any additional liability pursuant to this Section 7.9. 

 

	7.10	Delivery in Escrow. The delivery to the Escrow Agent at the Closing of the Purchase Price, the Deed and all other documents and instruments required to be
delivered by either party to the other at the Closing by the terms of this Agreement shall be deemed to be a good and sufficient tender of performance of the terms hereof. 

ARTICLE 8 

DEFAULT 
  

	8.1	 Purchaser Default. If Purchaser fails to close the transaction contemplated hereby when obligated to do so and such failure continues for one
(1) business 

  
 33 

	 	 
day, or if Purchaser fails to perform any of its other obligations under this Agreement when obligated to do so, the Deposit shall be paid by Escrow Agent to Seller as fixed, agreed and
liquidated damages and as Seller’s exclusive remedy for Purchaser’s failure to consummate Closing, and Seller and Purchaser shall be relieved from all liabilities and obligations under this Agreement (except for such liabilities and
obligations which expressly survive termination of, or closing on, this Agreement, as applicable). Seller and Purchaser agree that the forfeiture of the Deposit is not a penalty for Purchaser’s breach, but represents a fair and reasonable
estimate of the damages that would be incurred by the Seller as a result of Purchaser’s failure to consummate Closing, such damages being difficult or impossible to ascertain. 

 

	8.2	Seller Default. If Seller fails to close the transaction contemplated hereby when obligated to do so, or if Seller fails to perform any of its other obligations
under this Agreement when obligated to do so, then Purchaser may elect one of the following as Purchaser’s sole and exclusive remedy: (i) terminate this Agreement by giving written notice of termination and the reasons therefor to Seller
in which event Seller shall be liable for any actual, documented, out-of-pocket due diligence costs and expenses incurred by Purchaser in connection with this transaction (provided, however, that Seller’s liability under this subsection
(i) shall not exceed One Hundred Twenty-Five Thousand Dollars ($125,000)), and thereupon neither Seller nor Purchaser shall have any further obligations or liabilities one to the other except as otherwise provided herein, and the documents and
information provided to Purchaser by Seller and/or Seller’s agents shall be returned to Seller and the Deposit shall be returned to Purchaser; or (ii) only if the Seller’s failure to perform consists of a failure to convey the
Property to Purchaser when required to do so under the provisions of this Agreement, hereby waiving all other actions, rights or claims for damages, bring an equitable action for specific performance. 

 

	8.3	Delivery of Documents and Information. If either party terminates this Agreement pursuant to this Article 8, Purchaser shall return to Seller any
documents, reports or other information pertaining to the Property provided to or produced by or on behalf of Purchaser in connection with this Agreement no later than ten (10) days after the date of such termination. Purchaser’s
obligations under the preceding sentence shall survive any termination of this Agreement. 

  

	8.4	Limitation of Liability; Survival 

  

	 	8.4.1	 Except for those provisions which expressly survive termination of, or closing on, this Agreement, as applicable, (i) none of the provisions of
this Agreement shall survive delivery of the Deed and (ii) all of the provisions of this Agreement shall be merged therein. Notwithstanding the foregoing, the representations and warranties set forth in Section 6.1 and
Section 6.2 of this Agreement shall survive settlement and delivery of the Deed for a period of nine (9) months from the Closing Date and shall not be merged therein; provided,

  
 34 

	 	 
however, that in the event of a breach by Seller of a representation or warranty under Section 6.1 of this Agreement, Seller’s liability for such breach shall survive only for
claims asserted by Purchaser against Seller and received in writing by Seller from Purchaser prior to the expiration of nine (9) months from the Closing Date, and after such nine (9) month period said representations and warranties shall
be extinguished and of no further force and effect with respect to any claims not asserted by Purchaser prior to the expiration of such period. Further, notwithstanding any provision to the contrary herein or in any Closing Document, if Purchaser,
with actual knowledge of (a) a default in any of the covenants, agreements or obligations to be performed by Seller under this Agreement and/or (b) any breach of or inaccuracy in any representation or warranty of Seller made in this
Agreement nonetheless elects to proceed to Closing, then, upon the consummation of the Closing, Purchaser shall be deemed to have waived any such default and/or breach or inaccuracy and shall have no claim against Seller with respect thereto.

  

	 	8.4.2	Notwithstanding any provision to the contrary herein or in any document or instrument executed by Seller and delivered to Purchaser at or in connection with the
closing, including, but not limited to, the Deed (collectively, “Closing Documents”), Seller shall have no liability whatsoever with respect to any suits, actions, proceedings, investigations, demands, claims, liabilities, fines,
penalties, liens, judgments, losses, injuries, damages, expenses or costs, including, without limitation, attorneys’ and experts’ fees and costs and investigation and remediation costs under any of the representations and warranties
contained in this Agreement or in any Closing Document (collectively, “Claims”), except to the extent (and only to the extent) that the aggregate amount of all Claims for breach of Seller’s representations and warranties
exceeds Fifty Thousand Dollars ($50,000) (the “Threshold Amount”) and, in such case Seller shall be liable for all Claims up to and exceeding the Threshold Amount; provided, however, notwithstanding any provision to the contrary
herein or in any Closing Document, the total liability of Seller for any or all Claims with respect to the Property, this Agreement or any other Closing Document shall not exceed Three Million Five Hundred Thousand Dollars ($3,500,000) (the
“Cap Amount”). Purchaser shall not make any Claim or deliver any Claim notice, unless in good faith, it believes would exceed the Threshold Amount as set forth above. The terms of this Section 8.4.2 shall survive Closing.

 ARTICLE 9 
 DAMAGE, DESTRUCTION AND CONDEMNATION 
 Seller shall notify Purchaser immediately of the
occurrence of any damage to or destruction of, or the initiation of any condemnation or similar proceedings with respect to a Material Portion (as defined below) of the Property occurring prior to the Closing. In such event, Purchaser may, at its
option within seven (7) days after receipt of such notice, elect to terminate this Agreement by giving Seller written notice thereof, in which 

  
 35 

 
event the parties hereto shall be relieved and released of and from any further duties, obligations, rights, or liabilities hereunder (except for such obligations and provisions which expressly
survive termination of this Agreement) and the Deposit shall be returned to Purchaser; provided that Purchaser had not caused the damage to or destruction of the Property. If the scheduled Closing Date falls within the aforesaid seven (7) day
period, then the Closing shall be extended to the next business day following the end of said seven (7) day period. If (i) Seller does not receive Purchaser’s termination notice within such timeframe or Purchaser otherwise elects to
consummate the purchase contemplated under this Agreement; or (ii) less than a Material Portion of the Property is destroyed or subject to taking, this Agreement shall remain in full force and effect and the purchase contemplated herein, less
any portion of the Property taken by eminent domain or condemnation, shall be consummated with no further adjustment or modification except that the Purchase Price shall be reduced to reflect (i) any deductible in insurance proceeds and, in
which event, at or before the Closing, Seller shall pay to Purchaser all insurance proceeds received by Seller (less reasonable expenses incurred by Seller, including attorneys fees) and transfer to Purchaser all additional insurance proceeds (less
reasonable expenses incurred by Seller, including attorneys fees) resulting from any casualty or (ii) any awards that have been or may thereafter be made for any taking or condemnation. Notwithstanding the foregoing, Seller shall have no
liability to Purchaser for uninsured or underinsured losses, or any other damages whatsoever. For purposes of this Article 9, a “Material Portion” of the Property shall mean (x) with respect to a casualty, damage for
which the cost of repair is in excess of Five Million and No/100 Dollars ($5,000,000.00); or (y) with respect to the initiation of any condemnation or similar proceedings (a “Condemnation”), a taking of any portion of the
Property as would either prevent Purchaser from using and operating the Property as an office building; or (z) with respect to a casualty or Condemnation, the damage or taking would provide Raytheon with a right to terminate the Raytheon Lease.

 ARTICLE 10 
 MISCELLANEOUS PROVISIONS 
  

	10.1	 Right of First Offer under the Raytheon Lease. Pursuant to the Raytheon Lease, in the event Seller elects to sell or market the Property for
sale, Raytheon has an option to purchase the Property (the “Right of First Offer”). In connection with the Right of First Offer, Seller is obligated to notify Raytheon in writing of the price at which Seller intends to market the Property,
together with the other material terms and conditions of such listing. If Raytheon desires to purchase the Property in accordance with the terms set forth in such notice from Seller, Raytheon is required to provide Seller with written notice thereof
within thirty (30) days thereafter. Seller notified Raytheon in writing on August 18, 2010 of the price at which Seller intends to market the Property, together with the other material terms and conditions of such listing. Thirty
(30) days thereafter, on September 17, 2010, Seller received an e-mail from Raytheon stating that Raytheon would not be taking advantage of the Right of First Offer at this time; provided, however, Purchaser acknowledges that, pursuant to
the Raytheon Lease, if (a) the Closing under 

  
 36 

	 	 
this Agreement does not occur within twelve (12) months after August 18, 2010 (the date Seller notified Raytheon in writing of the price at which Seller intends to market the Property,
together with the other material terms and conditions of such listing), or (b) the purchase price and other economic terms of the transfer to Purchaser are less than ninety percent (90%) of the economic terms contained in such written
notice to Raytheon, Raytheon again shall have the Right of First Offer under the terms more specifically described in the Raytheon Lease. Consequently, the Seller’s obligations hereunder (and the Purchaser’s rights to purchase the Property
hereunder) are subject to the rights of Raytheon and, in connection therewith, if Raytheon elects to purchase the Property pursuant to the foregoing, Seller shall terminate this Agreement by giving Purchaser written notice thereof, in which event
the parties hereto shall be relieved and released of and from any further duties, obligations, rights, or liabilities hereunder (except for such obligations and provisions which expressly survive termination of this Agreement), the Deposit shall be
returned to Purchaser and Seller shall be liable for any actual, documented, out-of-pocket due diligence costs and expenses incurred by Purchaser in connection with this transaction (provided, however, that Seller’s liability under this
Section 10.1 shall not exceed Seventy Five Thousand Dollars ($75,000)). 

  

	10.2	Broker. Each party to this Agreement represents and warrants to the other that no person or entity, other than CB Richard Ellis (“Seller’s
Broker”), can properly claim a right to a real estate commission, real estate finder’s fee, real estate acquisition fee or other real estate brokerage type compensation (collectively, “Real Estate Compensation”) based
upon the acts of that party with respect to the transaction contemplated by this Agreement, and each party hereby agrees to indemnify, defend and protect the other against and to hold the other harmless from any loss, cost or expense (including but
not limited to attorneys’ fees and returned commissions) resulting from any claim for Real Estate Compensation by any person or entity based upon such acts. Seller shall pay the Real Estate Compensation to Seller’s Broker per the terms of
a separate agreement between Seller and Seller’s Broker. Notwithstanding anything to the contrary set forth in this agreement, the representations, warranties and indemnities set forth in this Section 10.2 shall survive the Closing.

  

	10.3	Notices. Any notice required or permitted to be given under this Agreement shall be in writing and: (i) sent by Federal Express or similar nationally
recognized overnight courier service designating early morning delivery (any notice so delivered shall be deemed to have been received on the next business day following receipt by the courier); or, (ii) transmitted by facsimile (any notice so
delivered shall be deemed to have been received upon the date reflected by the sender’s facsimile confirmation receipt) with a hard copy sent within one (1) business day by Federal Express or similar nationally recognized overnight courier
service, at the address specified below: 

  

					
	TO SELLER:	 		  	AOL Inc.
		 		  	22000 AOL Way
		 		  	Dulles, VA 20166
		 		  	Attn: Karen Diener
		 		  	Director of Real Estate
		 		  	Fax No. 703-265-1509

  
 37 

  

					
			
		  		  	with a copy to:
		  		  	AOL Inc.
		  		  	22000 AOL Way
		  		  	Dulles, VA 20166
		  		  	Attn: Peter L. Vanderloo, Esq.
		  		  	Assistant General Counsel
		  		  	Fax No. (703) 466-9126
			
		  		  	and
			
		  		  	Arent Fox LLP
		  		  	1050 Connecticut Avenue, NW
		  		  	Washington, DC 20036
		  		  	Attn: Richard L. Brand, Esq.
		  		  	Fax No. (202) 857-6395
			
	TO PURCHASER:	  		  	 c/o CB Richard Ellis Realty Trust
 47 Hulfish Street, Suite 210
 Princeton, New Jersey 08542

Attention: Mr. Jack A. Cuneo
 Facsimile: (609)
806-2666
  
 c/o CB Richard Ellis Investors, LLC

800 Boylston Street
 Suite 1475

Boston, Massachusetts 02199
 Attention: Mr. Gary
R. Jaye
 Facsimile: (617) 425-2801

			
		  		  	 with a copy to:
 K&L
Gates LLP
 599 Lexington Avenue
 New
York, New York 10022-6030
 Attention: Jeffrey H. Weitzman
 Facsimile: (212) 536-3901

 Either party may, by notice given pursuant to this
Section 10.3 change the person or persons and/or address or addresses, or designate an additional person or persons or an additional address or addresses, for its notices, but notice of a change of address shall only be effective upon
receipt. Seller and Purchaser each agree that it will not refuse or reject delivery of any notice given hereunder, that it will acknowledge, in writing, receipt of the same upon request by the other party and that any notice rejected

  
 38 

 
or refused by it shall be deemed for all purposes of this Agreement to have been received by the rejecting party on the date so refused or rejected, as conclusively established by the records of
the U.S. Postal Service or the courier service. 
 All notices that are required or permitted to be given under this Agreement may be given by
the parties hereto or by their respective counsel, who are hereby authorized to do so on the parties’ behalf. 
  

	10.4	Entire Agreement; No Modifications. This Agreement, together with the schedules and exhibits attached hereto, incorporates all agreements, warranties,
representations and understandings between the parties to this Agreement with respect to the subject matter hereof and constitutes the entire agreement of Seller and Purchaser with respect to the purchase and sale of the Property. Any prior or
contemporaneous correspondence, memoranda, understandings, offers, negotiations and agreements, oral or written, are merged herein and replaced in total by this Agreement and the exhibits hereto and shall be of no further force or effect. This
Agreement may not be modified or amended except in a writing signed by Seller and Purchaser. 

  

	10.5	Time. Time is of the essence in the performance of the parties’ obligations set forth in this Agreement. However, if the final date of any period which is
set out in any provision of this Agreement or the Closing Date falls on a Saturday, Sunday or legal holiday under the laws of the United States, then the time of such period or the Closing Date, as the case may be, shall be extended to the next date
which is not a Saturday, Sunday or legal holiday. 

  

	10.6	Attorneys’ Fees. In the event any action or proceeding at law or in equity between Purchaser and Seller to enforce or interpret any provision of this
Agreement or to protect or establish any right or remedy of either Purchaser or Seller hereunder, the unsuccessful party to such action or proceeding shall pay to the prevailing party all costs and expenses including, without limitation, reasonable
attorneys’ and paralegals’ fees and expenses, incurred by such prevailing party, in such action or proceeding and in any appeal in connection therewith, whether or not such action, proceeding or appeal is prosecuted to judgment or other
final determination, together with all costs of enforcement and/or collection of any judgment or other relief. 

  

	10.7	No Deductions or Off-Sets. Purchaser acknowledges that the Purchase Price to be paid for the Property pursuant to this Agreement is a net amount and shall not be
subject to any off-sets or deductions except as provided in this Agreement. Notwithstanding the foregoing, the amount of the Purchase Price shall be subject to the prorations and adjustments provided for in Article 7 above

  

	10.8	 Successors, Assigns and Designees. Purchaser may not assign any of Purchaser’s rights or duties hereunder without the prior written consent
of Seller, which may be granted or withheld in Seller’s sole discretion; provided, however, that Purchaser shall have the right to assign its rights under this Agreement to an affiliate of Purchaser or CBRE Operating Partnership, L.P. (i.e. a
company controlling, under 

  
 39 

	 	 
common control with, or controlled by, Purchaser) without the consent of Seller. Provided further, Purchaser shall have the right, upon written notice to Seller delivered no less than five
(5) days prior to Closing, to designate one or more affiliates of Purchaser to receive the conveyance of one or more of the parcels comprising the Property, together with such other instruments (i.e., Bill of Sale, Assignment and Assumption of
Leases, Assignment and Assumption of Contracts, etc.) necessary to effectuate the conveyance of such designated parcel(s) as contemplated herein. No assignment or designation by Purchaser will relieve Purchaser of its obligations under this
Agreement. In connection with any such assignment or designation, Purchaser shall require the assignee or designee to be bound by all of the terms and provisions of this Agreement and to expressly assume in writing for the benefit of Seller all of
the obligations of Purchaser hereunder (e.g., in the case of a designation, all of the obligations of Purchaser hereunder pertaining to such designated parcel(s)), including the obligation to enter into the documents required under
Section 1.3 (Pedestrian Overpass) and Section 1.6 (CC7/CC8/Bonds Pertaining to the Property), from and after the date of such assignment or designation. Subject to the limitations on assignment expressed in this
Section 10.8, this Agreement shall be binding upon, and inure to the benefit of, Purchaser and Seller and their respective successors and assigns and nothing in this Agreement, express or implied, is intended to or shall confer upon any
other person any rights, benefits or remedies of any nature whatsoever under or by reason of this Agreement. 

  

	10.9	Counterparts. This Agreement may be executed in one or more counterparts and by different parties hereto in separate counterparts, and delivered by means of
facsimile transmission, .pdf or otherwise, each of which when so executed and delivered shall be deemed to be an original and all of which when taken together shall constitute one and the same agreement. 

 

	10.10	Governing Law. This Agreement shall be governed by and construed in accordance with the substantive laws of the Commonwealth of Virginia.

  

	10.11	Construction. The parties acknowledge that each party and its counsel have reviewed and revised this Agreement and that no rule of construction to the effect
that any ambiguities are to be resolved against the drafting party shall be employed in the interpretation of this Agreement or any exhibits to it or any document executed and delivered by either party in connection with this Agreement. All captions
in this Agreement are for reference only and shall not be used in the interpretation of this Agreement or any related document. 

  

	10.12	Partial Invalidity. If any term or provision of this Agreement or the application thereof to any person or circumstances shall, to any extent, be invalid or
unenforceable, the remainder of this Agreement or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable shall not be affected thereby, and each term and provision of
this Agreement shall be valid and enforceable to the fullest extent permitted by law. 

  
 40 

  

	10.13	Confidentiality. 

  

	 	10.13.1	The parties entered into that certain AOL Inc. Confidential Non-disclosure Agreement dated August 2, 2010 (the “Confidentiality Agreement”). Upon the
Effective Date, the Confidentiality Agreement shall be of no further effect and the terms of this Section 10.13 shall govern the parties rights and obligations with respect to “Confidential Information” as defined in the
Confidentiality Agreement. If for any reason this Agreement is terminated prior to the Closing, Purchaser shall, at Seller’s option, destroy or deliver to Seller, within five (5) business days after termination of this Agreement, at no
expense to Seller, all of Seller’s Materials delivered or made available by Seller to Purchaser, along with any information, reports, statements, and other documents previously delivered to Purchaser by Seller. Nothing, however, contained
herein shall obligate Purchaser or the parties in Section 10.13.2(ii), as the case may be, to return or destroy Confidential Information contained on their backup information technology systems and the Purchaser and such parties may retain
copies of any Confidential Information subject to the confidentiality terms herein, in accordance with Purchaser or such parties’ record retention practices for legal or regulatory purposes. 	 

  

	 	10.13.2	 Unless and until the parties consummate Closing of the transaction contemplated by this Agreement, Purchaser shall not disclose, publish or
communicate, either directly or indirectly, any of the information contained in the Confidential Documents (as defined in this Section 10.13.2), nor any other information obtained by or on behalf of Purchaser regarding the Property,
except (i) subject to the procedures set forth in Section 10.13.3 with respect to Required Disclosures, in response to any law or lawful process requiring disclosure of the same, or (ii) to prospective sources of financing and
to mortgage brokers, consultants, experts, attorneys, accountants, and professionals engaged by Purchaser or Seller in connection with this transaction, provided that Purchaser informs such parties of the confidential nature of such information and
such parties agree not to disclose such information except as permitted under this Agreement, Purchaser being liable for such parties’ failure to maintain confidentiality as if Purchaser had breached the requirements of this
Section 10.13. “Confidential Documents” shall mean all of Seller’s Materials delivered or made available by Seller to Purchaser, along with any information, reports, statements, and other documents previously delivered to
Purchaser by Seller, and all other documents which are the work product of Purchaser and/or Purchaser’s Representatives relating to the Property, including, without limitation, any due diligence materials produced by third parties for Purchaser
in connection with the Property. Purchaser and Seller agree that each shall, at all times prior to the Closing, keep the terms and conditions of this Agreement confidential (subject to the exceptions stated in the preceding sentence).
Notwithstanding the foregoing, Purchaser may (i) use or disclose information known or available generally to the public (other than such information known or available generally to the public as a result of a violation of this Agreement by
Purchaser) or (ii)

  
 41 

	 	 
subject to the procedure set forth in Section 10.13.3 with respect to Required Disclosures, disclose information in order to comply with any governmental order, statute, rule,
regulation, regulatory authority requirement or request, (iii) disclose information in order to enforce any rights or remedies of it under this Agreement or (iv) use information independently developed by any employee, agent or consultant
of Purchaser who did not have access to the Confidential Documents. 

  

	 	10.13.3	The parties hereby covenant that (i) prior to the Closing, neither party shall issue any press release or public statement (a “Release”) with
respect to the transactions contemplated by this Agreement without the prior consent of the other party, and (ii) after the Closing, any initial Release issued by either party shall be subject to the review and approval of the other party
(which approval shall not be unreasonably withheld, conditioned or delayed); provided, however, that the foregoing covenant shall not apply to any Releases, other than an initial Release, and any disclosure or public statement required by law, the
regulations of the Securities and Exchange Commission, any other applicable regulatory bodies or the applicable stock exchange (a “Required Disclosure”); provided further that, prior to Closing, if reasonably practicable in relation
to when the Required Disclosure is due, the disclosing party shall, two (2) business days prior to making a Required Disclosure, submit the Required Disclosure to the non-disclosing party for the non-disclosing party’s reasonable review
and comment. Purchaser and Seller acknowledge that the other party’s agreement to maintain the confidentiality of the terms and conditions of this Agreement and to not make any Release (other than a Required Disclosure) concerning this
transaction without the prior written consent of the other party is a material inducement to their entering into this Agreement, and the terms of this Section 10.13 shall survive Closing or the termination of this Agreement without
Closing. 

  

	10.14	Waiver. Any term or condition of this Agreement may be waived at any time by the party which is entitled to the benefit thereof. To be effective, each such
waiver shall be in writing, shall specifically refer to this Agreement and the term or condition being waived, and shall be executed by an authorized officer of such party. A waiver on one occasion shall not be deemed to be a waiver of the same or
any other breach on a future occasion. 

  

	10.15	Waiver of Jury Trial. Each party to this Agreement waives any right to trial by jury in any action, matter or proceeding regarding this Agreement or any
provision hereof. 

  

	10.16	Service of Process. Each party irrevocably consents to the service of process in any action or proceeding by receipt of mailed copies thereof by national courier
to its address as specified in or pursuant to Section 10.3 hereof. However, the foregoing shall not limit the right of a party to effect service of process on the other party by any other legally available method.

  
 42 

  

	10.17	No Consequential Damages. Notwithstanding any provision to the contrary in this Agreement: (i) in no event will either party be liable for any
consequential, indirect, exemplary, special, or incidental damages arising from or in any way relating to this Agreement; and, (ii) in no event shall either party seek satisfaction for any obligation from any of the other party’s partners,
shareholders, members, managers, officers, directors, trustees, beneficiaries, employees, agents, legal representatives, successors or assigns, nor shall any such person or entity have any personal liability for any such obligations of such party.
The provisions of this Section 10.17 shall survive termination of this Agreement or the Closing of the transaction contemplated hereby. The foregoing limitation on damages shall not apply with respect to either party’s third-party
related indemnity obligations under Section 1.3, Section 1.6 , Section 1.7 and Section 4.2.10. 

  

	10.18	Damages. Purchaser agrees that any liability of Seller under any claim brought prior to the Closing Date pursuant to this Agreement or any document or instrument
delivered simultaneously or in connection with, or pursuant to this Agreement, shall be limited solely to the return of the Deposit and reimbursement set forth in Section 8.2. With respect to any such claim brought following the Closing
Date, any liability of Seller shall be limited to Seller’s assets up to an amount equal to the Cap Amount. In no event shall Purchaser seek satisfaction for any obligation from any of Seller’s members or from any members, shareholders,
officers, directors, trustees, beneficiaries, employees, agents, legal representatives, successors or assigns of such members, nor shall any such person or entity have any personal liability for any such obligations of Seller

  

	10.19	Incorporation by Reference. All of the exhibits and schedules attached to this Agreement or referred to herein and all documents in the nature of such exhibits
and schedules, when executed, are by this reference incorporated in and made a part of this Agreement. 

  

	10.20	DRAFTS NOT AN OFFER TO ENTER INTO A LEGALLY BINDING CONTRACT. The parties hereto agree that the submission of a draft of this Agreement by one party to another
is not intended by either party to be an offer to enter into a legally binding contract with respect to the purchase and sale of the Property pursuant to the terms of this Agreement. The parties shall be legally bound with respect to the purchase
and sale of the Property pursuant to the terms of this Agreement only if and when the parties have been able to negotiate all of the terms and provisions of this Agreement in a manner acceptable to each of the parties in their respective sole
discretion, including, without limitation, all of the exhibits and schedules hereto, and each of Seller and Purchaser have fully executed and delivered to each other a counterpart of this Agreement, including, without limitation, all exhibits and
schedules hereto. 

 [SIGNATURE PAGE(S) FOLLOW] 

  
 43 

  
 IN WITNESS WHEREOF, Purchaser
and Seller have executed this Agreement as of the Effective Date first written above: 
  

					
	SELLER:	 	 	 	 
	
	 AOL INC.,
 A DELAWARE CORPORATION

		 		 	
			
		 	By:	 	 /s/ Arthur Minson

		 	Name:	 	 Arthur Minson

		 	Title:	 	 Executive Vice President and Chief Financial and Administrative
Officer

			
	
	PURCHASER:
	
	 RT PACIFIC BLVD, LLC, A DELAWARE
LIMITED
 LIABILITY COMPANY

		
	By:	 	 /s/ Jack A. Cuneo

	Name:	 	 Jack A. Cuneo

	Title:	 	 President

  
 The Escrow Agent has
received an original, fully executed counterpart of this Agreement this 29th day of October, 2010, and by execution hereof the Escrow Agent covenants and agrees to be bound by the terms of this Agreement. 

 

							
	Escrow Agent:
	
	Commonwealth Land Title Insurance Company
		
	By	 	 /s/ David P. Nelson

		 	Name:	 	 David P. Nelson

		 	Title:	 	 Vice President

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