O FFERING M EMORANDUM A VIATION I NN L AS V EGAS, NV 89101

T ABLE OF C ONTENTS E XECUTIVE S UMMARY..…3 O FFERING O VERVIEW..…6 M ARKET O VERVIEW …17 F INANCIAL A NALYSIS …21

E XECUTIVE S UMMARY

D ESCRIPTION : SQUARE FEET TOTAL. 52 ROOM LIMITED SERVICE EXTERIOR CORRIDOR HOTEL L OCATION : 5330 E. C RAIG R OAD, L AS V EGAS, NV M INUTES FROM N ELLIS A IR F ORCE B ASE AND L AS V EGAS M OTOR S PEEDWAY. T OTAL L AND A REA : 2.29 ACRES. P ROPERTY C ONFIGURATION : H OTEL SITS ON 1.29 ACRES, WITH 1 ACRE IN THE BACK FOR FUTURE DEVELOPMENT. S ITE C AN POSSIBLY BE U SED FOR S ELF S TORAGE, W EDDING H ALL, OR C ONFERENCE C ENTER. S ELLING P RICE : $2,199,000 (S ELLER WILL CONSIDER OWNER FINANCING WITH 30% D OWN P AYMENT )

O FFERING O VERVIEW

P ROPERTY D ESCRIPTION – A VIATION I NN The property was constructed in 1974 and underwent major renovations since. Including the most recent in 2010 when it was flagged with a franchise. Guest amenities include complimentary breakfast, a pool, free Wi-Fi and in 2014 a microwave and refrigerator in each room. Due to less than promised performance with the franchise, the property is now operated independent of a flag. Exterior corridor hotels in this area perform best serving the weekly rental - extended stay market. INCLUDING 1 ACRE FOR FUTURE DEVELOPMENT The seller will entertain offers to hold a mortgage with $700,000 down (30%).

M ARKET O VERVIEW

Las Vegas is often referred to as the most exciting and entertaining city in the world. Nowhere else can you find a city that has all the travel amenities that only a complete resort destination can offer: luxurious casino hotels, fine dining, wonderful live entertainment and state-of-the art convention and trade show facilities. Las Vegas is a spectacular city, incomparable to any other. Everything that you would expect from a world-class metropolis, and more, is right here for travelers’ pleasure. Las Vegas is a city that has something for everyone. While you are here, make sure to see all the great attractions the city of Las Vegas has to offer. Recognized all over the world, our famous Las Vegas Strip is where tourists can enjoy a walk in the warm desert evening, or take a stroll downtown and view a dazzling light show that spans an entire street, the Fremont Street Experience. Visitors can also get a glimpse of amazing world famous re-creations like erupting volcanoes, the Eiffel Tower and the Sphinx of Egypt in front of the various hotels and casinos. Las Vegas tourism offers top quality entertainment, including headliner shows and concerts, attractions, shopping and world-renowned resorts. Las Vegas nightlife will keep you up until dawn and art displays, music and museums take you on a journey from the classic to the contemporary. Downtown Las Vegas offers an energetic display of color with a bit of nostalgia and a glimpse of the future. Beyond the glamour and glitter of the neon lights, there are captivating landscapes in the Red Rock National Conservation, Lake Mead National Recreation, and at Mount Charleston. These destinations are only minutes from Las Vegas Strip hotels and casinos. For the more adventurous ones, there are Las Vegas helicopter tours, Grand Canyon tours, Hoover Dam, and Las Vegas Strip tours departing every few minutes. M ARKET O VERVIEW – T OURISM

Whether you’re a high roller or a low-key lounger, Las Vegas has something to suit your vacation taste. You can sample fare from top chefs and cornucopian buffets, try your luck at one of the world’s premier casinos, or take in a spectacular show. Just wandering the Strip is enough to get your heart pumping. Once you’ve had enough of the razzle-dazzle, wave hello to the toothy sea life at the Mandalay Bay Shark Reef, hike Red Rock Canyon, or visit the Neon Museum, where old signs take on new life. Last year, more than 41 million people came to visit Las Vegas. Over 22,207 conventions are held in Las Vegas bringing in over 5.1 million delegates each year. Citywide, there is an 84.3% occupancy rate for hotels. The average nightly room rate in the more than 150,000 hotel/motel rooms is $111 per night with an average visitor's trip spanning between three (3) and four (4) nights.

M ARKET O VERVIEW – I NVESTMENT C LIMATE From the 1990s to the early 2000s, Las Vegas saw substantial growth primarily driven by a profitable gaming industry fueling its economy. The Mirage resort and casino's opening in 1989 was the start of an era of rapid growth in Las Vegas. Fast-forward to 2007, when Las Vegas made the most annual gaming revenue it had ever made at nearly $7.5 billion. Then the U.S. recession of 2008 hit, and consumers took fewer vacations and spent less. Over the next two years, the 2008 U.S. recession slashed discretionary spending and led to a 20% decline in total gambling revenues between 2008 and Las Vegas started to recover after that, and annual gaming revenues have grown slightly each year since 2010, with 2014 estimated annual gross gaming revenues (final numbers for December are not in yet) just below that 2007 peak. Even though it has taken longer than most other industries, the Las Vegas economy seems to be back on track, and in a new form that looks better than before. Las Vegas is changing for sure, and for savvy investors who are looking at the big picture, there may still be opportunities in the companies doing well there. For example, in 2014, Las Vegas welcomed over 41 million visitors, more than ever than ever before with this being the first time the city has broken the 40 million visitor mark. Some investors are hesitant to plant there money in Las Vegas because the recession lowered visitation by a small amount for two years, but Las Vegas is as much a tourist destination now as it was before. The Las Vegas Convention and Visitor Authority, or LVCVA, has set a goal to reach 45 million visitors in the next couple of years. LVCVA President Ross Ralenkotter stated "Breaking the 40 million visitor mark has been a goal of ours, and reaching beyond that to more than 41 million is a testament to the hard work of our resort partners and everyone who works in the industry. Tourism drives our local economy, and the growth in recent years is a positive sign for both the industry and our community. With more than $9 billion in recent and planned developments, we are poised to continue that growth and march toward our next goal of 45 million visitors in the coming years.” A promising outlook, indeed.

M ARKET O VERVIEW – I NVESTMENT C LIMATE ( CONT.) In 2014, gaming only accounted for just more than one-third of the total revenue for the major casinos on the Vegas Strip. That is the lowest percentage of total revenue that gambling has accounted for in Vegas' recent history. The biggest increases in percentage of overall revenue for the main casinos on the Las Vegas Strip come from other segments like dining, hotel rooms, and entertainment, as well as from business and convention use. Hotel revenue growth is one way companies are capitalizing on the increasing tourist volume in Las Vegas. It's interesting to see that the total number of hotel rooms in Las Vegas has been relatively steady in the past couple of years (graphs on next page). That might be one reason these companies are able to report rising RevPAR, since more visitors for the same number of total rooms means these companies can start to charge slightly more. However, occupancy rates are still remaining at around 85% to 90% for most of these properties, meaning that this is not just a simple supply and-demand rise in RevPAR. Instead, the companies winning the most on hotel revenues are those same companies that have spent the past couple of years, such as MGM, updating their existing hotels and creating more reasons for visitors to stay at their resort for higher prices. Other than the decreased reliance on gambling and increase in non-gaming revenue stated above, Las Vegas has also become a hub for companies and large conventions to use the meeting spaces there. Even if individual consumers cut back on Vegas vacations, large companies will still need space to bring employees from across the country together to meet in one place, and so far Vegas has proved an increasingly good place to do that with over 23 major conventions held in Vegas in December 2014 alone.

M ARKET O VERVIEW – I NVESTMENT C LIMATE ( CONT.)

M ARKET O VERVIEW – H OTEL R OOM AND O CCUPANCY R ATES According to the Las Vegas Convention and Visitors Authority, Visitation to Las Vegas has inched up slightly in January while the average daily room rate soared to its highest level since September January 2015’s average daily room rate of $136.02, up 15.1% from a year ago, was at its highest level since the Great Recession. Strip rates were up 13.1% to $ while downtown rates climbed 2.8 percent to $ Convention attendance was also up 8% to 682,330. The number of Las Vegas trade shows and conventions was up 8.4% from the previous year to 1,678. Citywide occupancy was off 1.8 percentage points to 81.7%. Strip occupancy was down 2.2 points to 83.7%, but downtown occupancy, where the TOD Motor Motel is located, was up 4.2 points to 77.6%. Hotel Rates – Las Vegas

F INANCIAL I NFORMATION

F INANCIAL I NFORMATION – P ROJECTED P ERFORMANCE Income Sales283, Total Income$283, Gross Profit$283, Expenses Advertising1, Bank Charges36.60 Business License and Permits11, Cleaning Supplies1, Contract Labor6, Credit Card Processing Fees2, Electrical Insurance8, Interest Expense72.55 Landscaping4, Meals and Entertainment Office Expenses3, Over/Short Payroll Expense86, Pest Control90.00 Remodeling Repair & Maintenance5, Shipping and delivery expense7.17 Supplies4, Supplies & Materials4, Telephone Expense Travel2, Utilities17, Total Expenses$164, Net Operating Income$119,525.53

CONTACT: Joshua Michaeli| Principal | © 2015 BIF Realty. The information contained in this document has been obtained from sources believed reliable. While BIF Realty does not doubt its accuracy, BIF Realty, Inc. has not verified it and makes no guarantee, warranty or representation about it. It is your responsibility to independently confirm its accuracy and completeness. Any projections, opinions, assumptions or estimates used area for example only and do not represent the current or future performance of the property. The value of this transaction to you depends on tax and other factors which should be evaluated by your tax, financial and legal advisors. You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction the suitability of the property for your needs. No copies of this package may be made without BIF Realty’s prior written consent. All investor inquiries are to be directed to BIF Realty.