1Q2019 Real Estate Performance

City of Phoenix Employees’ Retirement System (COPERS)

Data as of March 31, 2019

Presented by Mark Bartmann

Portfolio Overview

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Note: Table does not include COPERS’ recent $25M commitment to Ascentris Value Add Fund III, which had not closed as of March 31, 2019.

InvestmentCOPERS

CommitmentStructure

Investment Period

ExpirationCommitment

Unfunded Commitment % Funded 1 Status 2

Morgan Stanley Prime 3Q 2006 Open N/A $90,500,000 $0 100.0% StabilizedJPMorgan SPF 2Q 2007 Open N/A $87,380,529 $0 100.0% StabilizedTotal Core Portfolio $177,880,529 $0 100.0%JDM Partners I 1Q 2010 Closed Expired $20,000,000 $551,274 97.2% HarvestingTA Realty IX 2Q 2010 Closed Expired $9,000,000 $0 100.0% Nearly LiquidatedRECAP III 1Q 2012 Closed Expired $30,000,000 $6,853,143 77.2% Nearly LiquidatedWheelock Street I 2Q 2012 Closed Expired $20,000,000 $3,724,018 81.4% Nearly LiquidatedNorthwood Series IV 1Q 2014 Closed 2Q 2019 $20,000,000 $8,692,952 56.5% InvestingWheelock Street II 3Q 2014 Closed Expired $30,000,000 $8,700,665 71.0% HarvestingNorthwood Series V 1Q 2015 Closed 2Q 2020 $30,000,000 $8,309,216 72.3% InvestingRECAP IV 1Q 2015 Closed Expired $30,000,000 $7,914,372 73.6% HarvestingHSI V 2Q 2016 Closed 2Q 2019 $25,000,000 $10,672,595 57.3% InvestingSC Core Fund 3Q 2016 Closed 2Q 2020 $30,000,000 $9,609,533 68.0% InvestingWheelock Street V 4Q 2016 Closed 4Q 2020 $25,000,000 $12,838,532 48.7% InvestingFocus Senior Housing I 2Q 2017 Closed 2Q 2021 $25,000,000 $20,571,861 17.7% InvestingHammes Partners III 2Q 2017 Closed 2Q 2022 $25,000,000 $24,182,060 3.3% InvestingRECAP V 4Q 2018 Closed 4Q 2021 $25,000,000 $22,884,340 8.5% Recently ClosedTotal Non-Core Portfolio $353,000,000 $145,504,561 58.8%Total Portfolio $530,880,529 $145,504,561 72.6%

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Performance Summary

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Notes: - Sub-Portfolio and Total Portfolio composite performance figures include data from liquidated investments not shown in table.- Table does not include COPERS’ recent $25M commitment to Ascentris Value Add Fund III, which had not closed as of March 31, 2019.

Investment Market Value% of RE Portfolio % Funded 1 % Realized3 SI IRR (Gross) 4 SI IRR (Net) 5

Net Equity Multiple 6

Morgan Stanley Prime $100,501,768 26.8% 100.0% 38.3% 6.4% 5.4% 1.65xJPMorgan SPF $95,966,791 25.6% 100.0% 31.9% 4.9% 4.2% 1.48x

$196,468,559 52.3% 100.0% 35.4% 5.7% 4.8% 1.57xJDM Partners I $27,505,474 7.3% 97.2% 30.6% 10.6% 9.4% 2.00xTA Realty IX $0 0.0% 100.0% 100.0% 13.2% 10.4% 1.60xRECAP III $4,380,009 1.2% 77.2% 88.5% 13.1% 9.3% 1.20xWheelock Street I $3,050,881 0.8% 81.4% 92.2% 36.0% 25.2% 1.73xNorthwood Series IV $20,925,206 5.6% 56.5% 36.1% 18.1% 12.8% 1.42xWheelock Street II $15,375,048 4.1% 71.0% 60.1% 29.9% 19.6% 1.52xNorthwood Series V $28,207,979 7.5% 72.3% 16.7% 10.9% 8.0% 1.24xRECAP IV $22,329,123 5.9% 73.6% 18.2% 13.6% 9.5% 1.22xHSI V $16,094,101 4.3% 57.3% 10.4% 28.5% 15.7% 1.18xSC Core Fund $21,881,093 5.8% 68.0% 4.1% 8.6% 7.9% 1.11xWheelock Street V $11,667,851 3.1% 48.7% 0.0% 5.1% -4.6% 0.96xFocus Senior Housing I $4,099,047 1.1% 17.7% 0.0% 1.7% -11.2% 0.93xHammes Partners III $407,233 0.1% 3.3% 17.7% N/A N/A N/ARECAP V $3,093,516 0.8% 8.5% 0.8% N/A N/A N/A

$179,016,561 47.7% 58.8% 49.3% 16.2% 11.9% 1.36x$375,485,120 100.0% 72.6% 42.9% 7.9% 6.4% 1.45x

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Total Core Portfolio

Total PortfolioTotal Non-Core Portfolio

Non

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Performance Summary

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1Q2019 1-Yr 3-Yr 5-Yr SICore 1.0% 7.2% 8.4% 10.6% 7.7% 4.8% 1.57x

Non-Core 4.5% 14.6% 13.8% 12.8% 15.6% 11.9% 1.36xTotal Portfolio 2.7% 10.6% 10.8% 11.7% 8.5% 6.4% 1.45x

NCREIF ODCE 1.4% 7.5% 8.0% 10.2% 6.4% - -

Net IRR 4 Net EM 5Time-Weighted Returns (Gross)

Diversification

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Portfolio is well diversified by both Geography and Property Type. Portfolio will continue to benefit from international diversification as HSI V, SC Core, and

RECAP V continue to call capital. Exposure to “niche” property types with defensible cash flows such as medical office

buildings and senior housing will increase as capital continues to be called in Focus Senior Housing Fund I and Hammes III.

Global United States

Leverage Profile

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Very modest use of leverage across the portfolio.

Non-Core Portfolio LTV Ratio of less than 50% reflects a focus on managers and strategies that can perform without excess leverage risk.

Total Portfolio Loan-toValue (LTV) 7 36.7%Core Portfolio LTV: 21.0%Non-Core Portfolio LTV: 47.6%

Weighted-Average Interest Rate: 4.3%

Fee Summary 8

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Gross-net return spread for 1Q2019 is above average, due to incentive fee accruals based on outsized appreciation returns during the quarter.

Incentive fees for the quarter primarily due to accruals in Northwood IV and V.

Type 1Q2019Quarterly

Avg.AssetMgmt. 0.32% 0.29%

Incentive 0.17% 0.11%Other 0.00% 0.00%

Total 0.49% 0.40%

RE Portfolio Fees(% of Market Value)

Cash Flow Bridge

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Note that figures may not sum to ending values due to differences in fee accruals and payment.

Investment Opening Value Net Income Net Appreciation Capital Called Capital Distributed Ending Value

Morgan Stanley Prime 100,218,583$ 649,735$ 622,229$ -$ 988,779$ 100,501,768$

JPMorgan SPF 96,465,497$ 660,260$ (467,273)$ 239,917$ 931,610$ 95,966,791$

196,684,080$ 1,309,995$ 154,956$ 239,917$ 1,920,389$ 196,468,559$

JDM Partners I 25,900,055$ 1,605,419$ -$ -$ -$ 27,505,474$

TA Realty IX 4,860$ (841)$ -$ -$ 4,019$ -$

RECAP III 4,370,811$ (120)$ 9,318$ -$ -$ 4,380,009$

Wheelock Street I 3,434,065$ (13,982)$ 2,796$ 93,000$ 464,998$ 3,050,881$

Northwood Series IV 21,252,522$ 1,057$ 496,126$ 197,521$ 1,022,019$ 20,925,206$

Wheelock Street II 18,830,746$ 72,609$ 30,676$ 356,172$ 3,860,413$ 15,375,048$

Northwood Series V 26,647,806$ 4,156$ 1,585,431$ 255,842$ 285,255$ 28,207,979$

RECAP IV 23,383,584$ (949)$ (98,941)$ 137,760$ 1,092,331$ 22,329,123$

HSI V 14,167,403$ (63,418)$ 579,876$ 1,410,240$ -$ 16,094,101$

SC Core Fund 14,176,050$ 825,199$ 186,116$ 6,928,132$ 234,404$ 21,881,093$

Wheelock Street V 10,053,614$ (114,816)$ -$ 1,729,053$ -$ 11,667,851$

Focus Senior Housing I 4,093,287$ 5,760$ -$ -$ -$ 4,099,047$

Hammes Partners III 506,052$ (83,481)$ 11,628$ -$ 26,966$ 407,233$

RECAP V -$ (6,833)$ 970,652$ 2,154,163$ 24,466$ 3,093,516$ 166,820,855$ 2,229,760$ 3,773,678$ 13,261,883$ 7,014,871$ 179,016,561$

363,504,935$ 3,539,755$ 3,928,634$ 13,501,800$ 8,935,260$ 375,485,120$

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Total Core Portfolio

Total Non- Core Portfolio

Total Portfolio

Non

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Subsequent Events

Below are some key portfolio updates that occurred subsequent to the end of 1Q2019:

2Q2019 Core Portfolio Flash Returns:

JP Morgan SPF: +1.2% (gross)

Morgan Stanley Prime: +2.1% (gross)

Hammes III

The fund recently closed on three (3) new investments located in Texas, Arizona and Washington, D.C. totaling approximately $55 million of gross acquisition cost.

Northwood IV

The fund distributed over $2.8 million to COPERS during 2Q2019, primarily comprised of proceeds related to the refinancing of The Domain investment as well sale of the French Industrial Portfolio and 123 Mission Street.

RECAP III

The fund is currently exploring the realization of substantially all of its hospitality portfolio via public listing on the Bangkok Stock Exchange.

Wheelock II

The fund distributed approximately $4.1 million to COPERS, comprised of proceeds from the sale of the New Jersey Housing Portfolio.

Wheelock V

The fund is under contract to acquire three (3) additional assets representing $67 million of peak equity. These transactions include a Tampa, FL Area golf course, a Hilton branded hotel in Atlanta, GA and an office building in downtown Nashville, TN.

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Definitions & Footnotes

1 Commitment Funded Percentage (“% Funded”) – The percentage of the investor’s commitment that has been called by the manager to date, less any capital returned during the investment period that is deemed to be recallable.

2 Investment Status Definitions:

Recently Closed-Investment is awaiting first capital call designated for investment purposes

Investing- Investment actively making commitments to new underlying investments; within stated investment period

Stabilized- Investment is fully invested and unlikely to make near-term return of capital distributions

Harvesting- Investment is actively divesting

Nearly Liquidated- Investment is substantially divested of assets (typically > 80% realized)

Liquidated- Investment has divested of all assets and either holds cash or no balance at all

3 Realization Percentage (“% Realized”) – The percentage of an investment’s cumulative distributions to date relative to the total value of the fund, measured as a sum of the cumulative distributions to date and the remaining investment value.

4 Since Inception Gross Internal Rate of Return (“SI-IRR GROSS”) – Reflects the implied discount rate equating the present value of an investment’s cash outflows and the remaining market value to the present value of the investment’s cash inflows, excluding any impact of fees charged or accrued.

5 Since Inception Net Internal Rate of Return (“SI-IRR NET”) - Reflects the implied discount rate equating the present value of an investment’s cash outflows and the remaining market value to the present value of the investment’s cash inflows, accounting for the impact of fees.

6 Net Equity Multiple (“NET EM”) – The sum of cumulative distributions and remaining investment value divided by total paid-in-capital, accounting for the impact of fees.

7 Loan-to-Value Ratio (“LTV %”) – Ratio of all outstanding direct debt obligations divided by the fair value of the fund’s gross real estate asset value.

8 Fee Summary – Fees percentages shown reflect fees paid relative to beginning portfolio market value.

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Disclaimer of Warranties and Limitation of Liability

This document was prepared by Alignium, LLC (“Alignium”) and includes information and data from some or all of the following sources: investment managers, custodian banks, client staff, specialty investment consultants, actuaries, plan administrators/record-keepers, index providers, as well as other third-party sources as directed by the client or as we believe necessary or appropriate. Alignium makes no warranties and disclaims responsibility for the accuracy or completeness of information or data provided or methodologies employed by any external source. Alignium has taken reasonable care to ensure the accuracy of the information or data but disclaims responsibility for the accuracy of information or data received from outside sources. This document is provided for the client’s internal use only and does not constitute a recommendation by Alignium or an offer of, or a solicitation for, any particular security and it is not intended to convey any guarantees as to the future performance of the investment products, asset classes, or capital markets.

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