MEPT

MIKE MCKEE JOINS KENNEDY ASSOCIATES AS CEO IN THE FIRST QUARTER OF 2010
Originally a Board of Managers’ independent director at Kennedy Associates, MEPT’s real estate advisor, Mike McKee joined Kennedy full-time as CEO. The addition of Mike McKee expands Kennedy’s executive team and allows the company to divide the role of CEO and President into two positions that were formerly both held by John Parker, a founding principal of Kennedy...

IN FEBRUARY, MEPT SOLD BANDINI, AN INDUSTRIAL ASSET IN LOS ANGELES, FOR GROSS PROCEEDS OF $14.8 MILLION
Bandini, comprised of three, single-story, industrial buildings totaling 335,000 square feet, was originally purchased in 2003 as part of a 17-asset industrial portfolio and was 73 percent leased to three tenants. When acquired, the strategy for the portfolio was to sell each asset individually, maximizing the sale price MEPT could obtain....

DURING THE FIRST QUARTER, MEPT SOLD BEDFORD PARK BUSINESS CENTER IN CHICAGO FOR GROSS PROCEEDS OF $8.2 MILLION
MEPT built Bedford Park, a 296,000 square industrial building, in 2005. Bedford Park was targeted for sale because of persistent vacancy at the property and weakness in the surrounding submarket. Additionally, the sale provided an opportunity to reduce the Fund’s over-allocation to the Midwest region. The asset was purchased by a local owner/user, GRM, a provider of information management solutions....

Patriots Plaza signs new government tenant
The government continues to flock to Patriots Plaza in Southwest, having just signed a new 58,143-square-foot lease at the site this week. The 321,502-square-foot building, completed in October, is part of a three-phase, 1 million-square-foot office complex developed and leased by Trammell Crow Co. of D.C…The owner of Patriots Plaza, Multi-Employer Property Trust, has seen gradual leasing success at the complex since its first building, Patriots Plaza I, was completed in 2005…

Columbia deal may be hopeful sign. Sale price highest since 2007; financing rare
The majority owner of the Columbia Center towers in Troy has sold its stake in the complex ...Troy-based Kirco Development Corp., developer of both towers and formerly a minority investor, bought out the majority investor…

San Francisco Office Values Begin to Crystalize
One of the upcoming sales is 303 Second St. (left), a 732,000 square-foot property 90 percent leased through the end of March. This transaction will give the San Francisco office market a benchmark for both building values and capitalization rates… There was plenty of buyer interest in the property, too; it attracted nearly 20 bids. The top seven or eight of the offers were north of $300 a square foot…


	PERFORMANCE \| GROWTH IN VALUE \| QUARTERLY RETURNS BENCHMARK COMPARISONS

Performance

MEPT's objective is to provide investors with competitive and stable returns over an entire real estate cycle. MEPT targets property types that will generate a steady stream of income, thus reducing the adverse effects of significant swings in real estate market performance. On a risk-adjusted basis, MEPT consistently outperforms the long-term returns of the indices in its asset class. MEPT has performed well against benchmarks and its peers, meeting or exceeding expectations.

as of 6/30/10

Net of Fees

Trailing 4 Quarters (compounded)

Gross of Fees

Trailing 4 Quarters (compounded)


Total	3.22%	-7.13%	3.47%	-6.27%

Income	1.21%	5.25%	1.45%	6.20%

Appreciation	2.01%	-11.91%	2.01%	-11.91%

Note: All MEPT returns are calculated according to the Association of Investment Management and Research (AIMR) standards as well as standards established by the National Council of Real Estate Investment Fiduciaries (NCREIF). Investment results are reported in compliance with AIMR-PPS (Association for Investment Management and Research Performance Presentation Standards) Level I and II requirements and independently verified.

Total return is computed by adding the net operating income/loss and capital appreciation/depreciation for each property in the portfolio, as well as any realized gain/loss on asset dispositions. This valuation is done on a calendar quarter basis, and completed ten business days after the quarter end.

Net operating income is calculated on a property-by-property basis according to Real Estate Information Standards set forth by the National Council of Real Estate Investment Fiduciaries (NCREIF). Operating income is recorded when it is contractually earned and billable.

Annualized returns are computed by chain linking, or compounding, quarterly returns. Returns are annualized for periods under one year to forecast what an annual return would be if returns remained at current levels. Returns are annualized for periods over one year to time weight, and therefore more effectively compare returns with other indices.

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