MVP REIT Business Plan Draft V20 Review

MVP REIT FOR DUE DILIGENCE PURPOSES ONLY 47

MVP REIT, Inc.

Consolidated Statements of Equity

Convertible stock Common stock

Non-

Additional controlling

Number Par Number of Par Paid-in Accumulated Interest -

of Shares Value Shares Value Capital Deficit Related Party Total

Balance, December 31, 2013 1,000 $ -- 2,909,819 $ 3,000 $ 32,386,000 $ (9,728,000) $ 1,187,000 $ 23,848,000

Issuance of common stock – purchase -- -- 1,246,458 1,000 10,866,000 -- -- 10,867,000
Issuance of common stock -
acquisition -- -- 11,396 -- 100,000 -- -- 100,000
Redeemed shares -- --
Distributions - DRIP -- -- (10,610) -- (95,000) -- -- (95,000)
Distributions - cash -- --
Contribution from Advisor related to 31,893 -- -- -- -- --
reduction of due to related parties
Non-controlling interest – related party -- -- (1,738,000) -- -- (1,738,000)
Net income (loss)
Balance, December 31, 2014 -- $ -- -- $ -- 595,000 -- $ -- $ 595,000
-- -- -- -- -- -- 527,000 527,000
Issuance of common stock – purchase -- -- -- -- -- (1,837,000) (1,832,000)
Redeemed shares 1,000 -- 4,188,956 4,000 $ 42,114,000 $ (11,565,000) 5,000 32,272,000
Distributions - DRIP 1,719,000
Distributions - cash
Distributions to Noncontrolling -- -- 6,697,261 7,000 58,463,000 -- -- 58,470,000
interest -- --
Net income (loss) -- -- (42,700) -- (376,000) -- -- (376,000)
-- --
Balance, December 31, 2015 159,385 -- -- -- -- --

-- -- (2,924,000) -- -- (2,924,000)

-- -- -- -- -- -- (61,000) (61,000)
-- -- -- -- -- (1,298,000) 148,000 (1,150,000)

1,000 $ -- 11,002,902 $ 11,000 $ 97,277,000 $ (12,863,000) $ 1,806,000 $ 86,231,000

The accompanying notes are an integral part of these consolidated financial statements.

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MVP REIT, Inc.

Annual Statements of Operations - Pro Forma*

2014 – 2015 (actual), 2016 – 2021 (estimated)

2014A 2015A 2016E 2017E 2018E 2019E 2020E 2021E

Revenues $ 658,000 $ 4,650,000 $ 14,124,891 $ 27,424,151 $ 44,193,847 $ 65,636,444 $ 93,274,475 $ 114,361,533
Rental revenues 658,000 4,650,000 14,124,891 27,424,151 44,193,847 65,636,444 93,274,475 114,361,533
Total revenues
775,000 907,000 934,210 962,236 991,103 1,020,836 1,051,462 1,083,005
Operating Expenses 235,000 678,000 - - - - - -
General and administrative 1,898,000 2,649,000 -
Acquisition expenses 422,000 928,000 1,627,907 2,325,581 2,790,698 3,488,372 4,651,163
Acquisition expenses - related party 799,000 1,647,809 3,482,700 5,841,340 8,737,455 12,498,079 14,459,771
Operation and maintenance 44,000 5,961,000 2,824,978 5,484,830 8,838,769 13,127,289 18,654,895 22,872,307
Depreciation 3,374,000 7,034,904 12,255,348 18,461,911 26,373,952 36,855,598 38,415,083
Total operating expenses

Income (loss) from operations (2,716,000) (1,311,000) 7,089,986 15,168,803 25,731,936 39,262,491 56,418,876 75,946,451
Other income and expense
(169,000) (1,313,000) (4,653,931) (10,266,115) (16,328,312) (23,666,321) (33,179,970) (38,807,607)
Interest expense
Income from investment in equity method investee 6,000 - ----- -
Other income
127,000 - ----- -
Total other expense
(36,000) (1,313,000) (4,653,931) (10,266,115) (16,328,312) (23,666,321) (33,179,970) (38,807,607)

Income (loss) from continuing operations (2,752,000) (2,624,000) 2,436,055 4,902,688 9,403,624 15,596,171 23,238,906 37,138,844
Discontinued operations, net of income taxes
44,000 1,260,000 ----- -
Gain on sale of investment in real estate held for sale 876,000 214,000 ----- -
Income from assets held for sale 920,000 ----- -
Income from discontinued operations 1,474,000

Net income (loss) (1,832,000) (1,150,000) 2,436,055 4,902,688 9,403,624 15,596,171 23,238,906 37,138,844
------
Net income attributable to non-controlling interest 5,000 148,000
Net income (loss) attributable to MVP REIT, Inc. common $ (1,837,000) $ (1,298,000) $ 2,436,055 $ 4,902,688 $ 9,403,624 $ 15,596,171 $ 23,238,906 $ 37,138,844
shareholders

* There is no guarantee the Pro Forma estimate will be met.

The accompanying notes are an integral part of these consolidated financial statements.

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MVP REIT, Inc.

Annual Statements of Operations - Pro Forma*(continued)

2014 – 2015 (actual), 2016 – 2021 (estimated)

2014A 2015A 2016E 2017E 2018E 2019E 2020E 2021E

Basic income (loss) per weighted average common share $ (0.76) $ (0.35) $ 0.17 $ 0.22 $ 0.29 $ 0.36 $ 0.42 $ 0.59
Continued operations $ 0.25 $ 0.20 $- $- $- $- $- $-
Discontinued operations
Total basic income (loss) per weighted average $ (0.50) $ (0.17) $ 0.17 $ 0.22 $ 0.29 $ 0.36 $ 0.42 $ 0.59
common share $ 0.56 $ 0.56 $ 0.45 $ 0.45 $ 0.50 $ 0.55 $ 0.62 $ 0.85

Distributions declared per common share 3,639,056 7,502,606 14,502,902 22,548,357 32,093,811 42,863,042 55,775,130 62,917,987

Weighted average common shares outstanding, basic

Funds from operations (FFO) $ (1,832,000) $ (1,150,000) $ 2,436,055 $ 4,902,688 $ 9,403,624 $ 15,596,171 $ 23,238,906 $ 37,138,844
Net income (loss)
44,000 799,000 2,824,978 5,484,830 8,838,769 13,127,289 18,654,895 22,872,307
Add:
Depreciation of real estate assets (1,788,000) (351,000) 5,261,033 10,387,519 18,242,393 28,723,460 41,893,801 60,011,151
$ (0.49) $ (0.05) $ 0.36 $ 0.46 $ 0.57 $ 0.67 $ 0.75 $ 0.95
FFO
FFO Earnings per share

Net income after non-reoccurring costs 2,133,000 3,327,000 1,627,907 2,325,581 2,790,698 3,488,372 4,651,163 -

Add: 345,000 2,976,000 6,888,940 12,713,100 21,033,091 32,211,832 46,544,964 60,011,151
Acquisition costs $ 0.09 $ 0.40 $ 0.48 $ 0.56 $ 0.66 $ 0.75 $ 0.83 $ 0.95

Net income after non-reoccurring costs
Basic income (loss) per weighted average common share

NOTES:
- Value of common stock issuance & DRIP distributions based on number of shares issued less number of shares redeemed, multiplied by average share price

- Assumes share price as follows: - Assumes cap rate as follows: - Assumes loan to cost 57/43 with interest at 4.5%
2016 $10 2016 6.5% - Rental revenue includes additional income from retail and advertising
2017 $11 2017 6.7% - Acquisition fee will be reduced in June 2016 from 3% to 1%
2018 $12 2018 6.9% - Depreciation expense projected at 20% of revenue
2019 $13 2019 7.1%
2020 $14 2020 7.4%

* There is no guarantee the Pro Forma estimate will be met.

The accompanying notes are an integral part of these consolidated financial statements.

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MVP REIT, Inc.

Trajectory Growth

$140,000,000

$120,000,000 $114,361,533

$100,000,000 $93,274,475

$80,000,000 $65,636,444
$60,000,000 $44,193,847
$40,000,000 $27,424,151

$20,000,000 $14,124,891
$0 $4,650,000
$658,000

2014 2015 2016 2017 2018 2019 2020 2021

MVP REIT Total Revenue

Based on MVP REIT Pro Forma. There is no guarantee these revenues will be achieved. See full Pro Forma, pages 46-47.

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Portfolio Appraisals

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MVP REIT, Inc.

Parking Property Advisors, LLC

PO Box 71144
Marietta, Georgia 30007
Parkingproperty.net

April 4, 2016

Mr. Daniel Stubbs
Senior Vice President
MVP REIT, Inc.
8880 W. Sunset Rd., Suite 200B
Las Vegas, NV 89148

RE: MVP REIT Portfolio Valuation Report

Dear Mr. Stubbs:

As requested, Parking Property Advisors (“PPA”) is providing a portfolio valuation analysis of a 25 property parking portfolio as described
herein within the Property Identification section. The portfolio comprises 21 surface lots and 4 parking garages. Total parking provided in
the portfolio is roughly 4,655 spaces. The properties are geographically diverse, situated in 11 different states. With the exception of two
small surface lots located in New Jersey, all of the properties represent strategically located CBD parking properties.

To complete the portfolio valuation, PPA employed Integra Realty Resources for the valuation of 24 of the properties and CBRE for the
updated valuation of the one Southeast parking property located in Ft. Lauderdale, Florida. Each property has a separate valuation
performed by the respective appraisal firms. PPA reviewed the respective appraisals and inspected all four garages and seven of the
parking lots.

The individual properties were valued from February 24, 2016 to March 30, 2016. Of note, the properties benefit from individual lease
agreements with various parking operators; specific terms of the leases are detailed in the individual appraisal reports. The result is that
the interest appraised is leased fee.

The purpose of this assignment was to develop an opinion of market value for the land and improvements “as is”. The intended use or
function of this appraisal is for internal decision-making purposes by MVP REIT. Use of this report by others is not intended.

Additional supporting data, if necessary, is in the respective appraisers’ working file. Your attention is directed to the section entitled
“Underlying Assumptions and Limiting Conditions” in the respective appraisals which provides the basis for all conclusions and the final
value estimates, including consideration of environmental hazards and compliance with the Americans with Disabilities Act. The respective
appraisal assignments were not made, nor were the appraisals rendered on the basis of a requested minimum valuation or specific
valuation
requirement.

Based on the enclosed data and analysis, it is PPA’s opinion that the market value of the leased fee interest of the 25 property parking
portfolio as of the respective dates of value presented herein (real estate value only), is estimated to be:

ONE HUNDRED TWENTY-SIX MILLION TWO HUNDRED TEN THOUSAND DOLLARS

$126,210,000

(REAL ESTATE VALUE)

Cordially,

Ted Anglyn, MAI, CRE, CCIM
President, Parking Property Advisors, LLC
FL RZ3055 expires 11/30/2016

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MVP REIT, Inc.

Portfolio Summary

Value Conclusions

No. Property Address City Valuation Mkt Value
State Parking Type Leased Fee
1 1929-1935 Sherman St Denver
2 1963 Sherman St Denver Effective Date $2,500,000
3 208 SE 6th St Ft. Lauderdale $670,000
4 239 S. Meridian St Indianapolis CO lot 2016-03-26
5 110 E. Washington St Indianapolis CO lot 2016-03-26 $3,700,000
6 301 E. Washington St Indianapolis FL lot 2016-03-30 $1,550,000
7 41 N. 10th St (“Ramada parcel”) Minneapolis IN lot 2016-03-26 $10,600,000
8 1022 Hennepin Av (“Orpheum parcel”) Minneapolis IN garage 2016-03-26 $5,250,000
9 1109 Cherry St Kansas City IN lot 2016-03-26 $5,700,000
10 1130 Holmes Rd Kansas City MN lot 2016-03-07 $11,710,000
11 1010 Convention Plaza St. Louis MN lot 2016-03-07
12 900-916 Convention & 901 925 Lucas Ave. St. Louis MO lot 2016-03-26 $770,000
13 1300 Spruce St St. Louis MO lot 2016-03-26 $1,770,000
14 401 E. Glenwood Av Wildwood MO lot 2016-03-26 $2,510,000
15 400 E. Magnolia Av Wildwood MO lot 2016-03-26 $3,100,000
16 400-418 Race St (Mabley Place) Cincinnati MO lot 2016-03-26 $5,360,000
17 216 Court Street Memphis NJ lot 2016-03-26 $1,050,000
18 212 Poplar Av Memphis NJ lot 2016-03-26
19 811 Lamar Avenue and 813 Taylor Street Ft. Worth OH garage 2016-02-24 $900,000
20 611 Fannin St (Saks Garage) Houston TN lot 2016-03-26 $18,150,000
21 412 E. Clybourn St Milwaukee TN lot 2016-03-26
22 746 N. Old World Third St Milwaukee TX garage 2016-03-16 $440,000
23 822 N. Old World Third St Milwaukee TX garage 2016-03-26 $3,410,000
24 1124 E.Old World Third St Milwaukee WI lot 2016-03-26 $26,210,000
25 328 Washington Clarksburg WI lot 2016-03-26 $8,700,000
WI lot 2016-03-26
WI lot 2016-03-26 $220,000
WV lot 2016-03-10 $4,900,000
$2,000,000
$4,400,000

$640,000
$126,210,000

Based on the enclosed data and analysis, it is PPA’s opinion that the market value of the leased fee interest of the respective
properties is estimated to be:

ONE HUNDRED TWENTY SIX MILLION TWO HUNDRED TEN THOUSAND DOLLARS

$126,210,000

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Deal Pipeline

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MVP REIT

Pending Deals*

# Deal Name Address City Type Price Status

1 Fairfield Garage 314 Fairfield Ave, Bridgeport, CT Bridgeport Garage $7,800,000 Escrow
2 West 9th Lot West 9th St, Cleveland, OH Cleveland Lot $5,675,000 Escrow
Escrow $13,475,000

3 Block 27 SSBB Houston, TX Houston Lot $1,500,000 LOI
3 IMG Garage 708 St Clair Ave, Cleveland, OH Cleveland Garage $8,300,000 LOI
4 Coast Lot 1601 Coast Blvd, Del Mar, CA Del Mar Lot $12,000,000 LOI
5 Anters Lot 1239 W 9th St, Cleveland, OH Cleveland Lot $3,030,000 LOI
6 Holiday Inn Parking Ramp 234 W Kellogg Blvd, St Paul, MN St Paul Garage $9,000,000 LOI
7 Alliance Garage 55 5th Street E, St Paul, MN St Paul Garage $9,400,000 LOI
8 MAC Garage 405 Washington Ave, St Louis, MO St Louis Garage $6,315,000 LOI
9 Baltimore Ave Garage 1110 Baltimore Ave, Kansas City, MO Kansas City Garage $6,000,000 LOI
LOI $55,545,000

11 San Fernando Garage Garage $13,000,000 Identified
12 Detroit GM Garage Garage 38,000,000 Identified
13 National Portfolio Portfolio 33,000,000 Identified
Identified
Total Pipeline $84,000,000
$153,020,000

*There is no guarantee properties in MVP REIT Pipeline will be acquired.

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Portfolio Locations

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MVP REIT FOR DUE DILIGENCE PURPOSES ONLY 57

208 SE 6th Street

Fort Lauderdale, FL

FORT LAUDERDALE SURFACE LOT

Price: $3,400,000

Acquisition Date: 7/31/2013

Spaces: 66

Size (ac): 0.75

Tenant: USA Parking

Lease Term: 5 years, w/2 (5) yr. ext.

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216 Court Street

Memphis, TN

MEMPHIS II SURFACE LOT

Price: $190,000

Acquisition Date: 8/28/2013

Spaces: 37

Size (ac): 0.41

Tenant: SP+, Subleased to TN Bank

Lease Term: 5 years

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212 Poplar Avenue

Memphis, TN

MEMPHIS SURFACE LOT

Price: $2,685,000

Acquisition Date: 8/28/2013

Spaces: 125

Size (ac): 0.86

Tenant: Best Parking

Lease Term: 5 years, w/2 (5) yr. ext.

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1130 Holmes Street

Kansas City, MO

HOLMES SURFACE LOT

Price: $1,550,000
Acquisition Date: 8/28/2013
Spaces:
Size (ac): 164
Tenant: 1.18
Lease Term: SP+
15 years

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1300 Spruce Street

St Louis, MO

SHOE SURFACE LOT

Price: $4,125,000

Acquisition Date: 9/4/2013

Spaces: 179

Size (ac): 1.22

Tenant: SP+

Lease Term: 5 years, w/2 (5) yr. ext.

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400 Race Street

Cincinnati, OH

MABLEY PLACE GARAGE

Price: $14,650,000
Acquisition Date: 12/9/2014
Spaces: 775
Size (ac): 0.91
Tenant: SP+
Lease Term: 10 years

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1963 Sherman Street

Denver, CO

DENVER SCHOOL SURFACE LOT

Price: $585,000

Acquisition Date: 1/26/2015

Spaces: 28

Size (ac): 0.14

Tenant: Denver SD

Lease Term: 10 years, w/1 (5) yr. ext.

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814 Taylor Street

Fort Worth, TX

FORT WORTH GARAGE

Price: $23,336,000
Acquisition Date: 3/16/2015
Spaces: 1,013
Size (ac): 1.18
Tenant: SP+
Lease Term: 10 years

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822 N Old World 3rd Street

Milwaukee, WI

THAI SURFACE LOT

Price: $1,000,000

Acquisition Date: 3/31/2015

Spaces: 54

Size (ac): 0.26

Tenant: SP+

Lease Term: 5 years, w/1 (5) yr. ext.

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1010 Convention Plaza

St Louis, MO

CONVENTION SURFACE LOT

Price: $2,575,000

Acquisition Date: 5/13/2015

Spaces: 221

Size (ac): 1.26

Tenant: SP+

Lease Term: 5 years, w/1 (5) yr. ext.

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611 Fannin Street

Houston, TX

SAKS GARAGE

Price: $8,375,000

Acquisition Date: 5/28/2015

Spaces: 265

Size (ac): 0.36

Tenant: iPark

Lease Term: 10 years, w/1 (5) yr. ext.

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901 Lucas Avenue

St Louis, MO

LUCAS SURFACE LOT

Price: $3,463,000

Acquisition Date: 6/29/2015

Spaces: 217

Size (ac): 1.16

Tenant: SP+

Lease Term: 5 years, w/1 (5) yr. ext.

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746 N Old World 3rd Street, 215 Wells Street, 749-
735 N 2nd Street

Milwaukee, WI

PCA SURFACE LOT $3,900,000
6/30/2015
Price:
Acquisition Date: 100
Spaces: 0.95
Size (ac): PCAM
Tenant: 10 years
Lease Term:

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400 E Magnolia Avenue

Wildwood, NJ

MAGNOLIA SURFACE LOT

Price: $970,000

Acquisition Date: 7/10/2015

Spaces: 40

Size (ac): 0.26

Tenant: SP+

Lease Term: 5 years, w/1 (5) yr. ext.

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110 E Washington Street

Indianapolis, IN

INDIANAPOLIS GARAGE

Price: $10,500,000
Acquisition Date: 10/5/2015
Spaces: 354
Size (ac): 0.47
Tenant: ABM
Lease Term: 5 years

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1109 Cherry Street

Kansas City, MO

CHERRY SURFACE LOT

Price: $515,000

Acquisition Date: 10/9/2015

Spaces: 84

Size (ac): 0.60

Tenant: SP+

Lease Term: 5 years, w/1 (5) yr. ext.

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301 E Washington Street

Indianapolis, IN

INDIANAPOLIS SURFACE LOT

Price: $4,995,000
Acquisition Date: 10/29/2015
Spaces:
Size (ac): 149
Tenant: 1.07
Lease Term: Denison
10 years

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401 E Glenwood Avenue

Wildwood, NJ

GLENWOOD SURFACE LOT

Price: $615,000

Acquisition Date: 12/6/2015

Spaces: 50

Size (ac): 0.31

Tenant: SP+

Lease Term: 5 years, w/1 (5) yr. ext.

FOR INVESTMENT BANKER USE ONLY | NOT TO BE USED FOR PURPOSES OF RETAIL SALES