Public Auction | 382,579± SF, 5-Story Office Building located in the West End of Henrico County | Parking Deck | Situated on 18.168± AC | 9954 Mayland Drive | Henrico, VA

PUBLIC AUCTION!

Address

Map

Please Call:

Photo of Ernie Rogers, CAI, AARE

Ernie Rogers, CAI, AARE

Full Profile
Image for Public Auction | 382,579± SF, 5-Story Office Building located in the West End of Henrico County | Parking Deck | Situated on 18.168± AC | 9954 Mayland Drive | Henrico, VA thumb
Image for Public Auction | 382,579± SF, 5-Story Office Building located in the West End of Henrico County | Parking Deck | Situated on 18.168± AC | 9954 Mayland Drive | Henrico, VA thumb
Image for Public Auction | 382,579± SF, 5-Story Office Building located in the West End of Henrico County | Parking Deck | Situated on 18.168± AC | 9954 Mayland Drive | Henrico, VA thumb

9954 Mayland Drive, Henrico, VA 23233

Sale Date and Time: Tuesday, July 22nd at 1:00 PM

Sale Location: Circuit Court of Henrico County, VA 4309 E Parham Rd Richmond, VA 23228

 

Impressive 382,579± SF, 5-story office building with parking deck, located in Henrico County’s highly desirable West End. Built in 1997 and situated on 18.168± acres, this property offers extensive office space, ample parking, and a prime location for large-scale commercial or institutional use.

 

Property Highlights

  • 382,579± SF Class A office space across 5 stories
  • On-site parking deck for ample employee and visitor parking
  • Prime West End location in Henrico County with strong regional access
  • Situated on 18.168± acres 

 

Why You’ll Love It

  • Massive 382,579± SF footprint allows for a large corporate headquarters, multi-tenant occupancy, or institutional use—all under one roof
  • Strategic West End location provides excellent access to major highways, a strong workforce, and nearby amenities
  • Built-in convenience with an on-site parking deck—an essential feature for high-traffic operations

 

Ideal For

  • Corporate headquarters or regional office users seeking a large, centralized location with ample space and parking in a well-connected business district
  • Institutional users such as government agencies, healthcare systems, or educational organizations that need extensive office space and long-term stability
  • Commercial real estate investors or REITs looking for a high-value asset with potential for multi-tenant leasing, repositioning, or redevelopment
  • Large single-tenant occupiers or space-sharing operators who need significant square footage and parking without new construction needs

 

Bidder Requirements and Auction Terms

  • Live Bidders
    • On-site registration will be available on the day of the auction, please make sure to arrive at least 10 minutes early to register
    • A cashier’s check payable to ““Briana B. Stolley, Trustee, and David I. Schneider, Trustee” is required at check-in for registration
    • All participants must complete the registration form to receive bidding approval
  • Auction Terms
    • Initial Deposit: $500,000
    • Settlement: Settlement must occur within 30 days of the sale
    • Online Registration Deadline: Online registration must occur no later than 24 hours prior to the auction start time
    • Note: This is a Trustee Sale. The property may be occupied, please do not disturb the owner

 

Important to Note

  • All sales are AS-IS, WHERE-IS and WITHOUT ALL FAULTS
  • Time is of the essence regarding the closing date
  • All bidders are encouraged to conduct their own due diligence regarding the property prior to bidding

 

Contact Ernie Rogers to learn more at 804-334-4558 or ERogers@motleys.com

Details

9954 Mayland Drive, Henrico, VA 23233

Sale Date and Time: Tuesday, July 22nd at 1:00 PM

Sale Location: Circuit Court of Henrico County, VA 4309 E Parham Rd Richmond, VA 23228

 

Impressive 382,579± SF, 5-story office building with parking deck, located in Henrico County’s highly desirable West End. Built in 1997 and situated on 18.168± acres, this property offers extensive office space, ample parking, and a prime location for large-scale commercial or institutional use.

 

Property Highlights

  • 382,579± SF Class A office space across 5 stories
  • On-site parking deck for ample employee and visitor parking
  • Prime West End location in Henrico County with strong regional access
  • Situated on 18.168± acres 

 

Why You’ll Love It

  • Massive 382,579± SF footprint allows for a large corporate headquarters, multi-tenant occupancy, or institutional use—all under one roof
  • Strategic West End location provides excellent access to major highways, a strong workforce, and nearby amenities
  • Built-in convenience with an on-site parking deck—an essential feature for high-traffic operations

 

Ideal For

  • Corporate headquarters or regional office users seeking a large, centralized location with ample space and parking in a well-connected business district
  • Institutional users such as government agencies, healthcare systems, or educational organizations that need extensive office space and long-term stability
  • Commercial real estate investors or REITs looking for a high-value asset with potential for multi-tenant leasing, repositioning, or redevelopment
  • Large single-tenant occupiers or space-sharing operators who need significant square footage and parking without new construction needs

 

Bidder Requirements and Auction Terms

  • Live Bidders
    • On-site registration will be available on the day of the auction, please make sure to arrive at least 10 minutes early to register
    • A cashier’s check payable to ““Briana B. Stolley, Trustee, and David I. Schneider, Trustee” is required at check-in for registration
    • All participants must complete the registration form to receive bidding approval
  • Auction Terms
    • Initial Deposit: $500,000
    • Settlement: Settlement must occur within 30 days of the sale
    • Online Registration Deadline: Online registration must occur no later than 24 hours prior to the auction start time
    • Note: This is a Trustee Sale. The property may be occupied, please do not disturb the owner

 

Important to Note

  • All sales are AS-IS, WHERE-IS and WITHOUT ALL FAULTS
  • Time is of the essence regarding the closing date
  • All bidders are encouraged to conduct their own due diligence regarding the property prior to bidding

 

Contact Ernie Rogers to learn more at 804-334-4558 or ERogers@motleys.com

HOLLAND & KNIGHT LLP 800 17TH STREET N.W., SUITE 1100 WASHINGTON, DC 20006 PHONE 202.469.5154 SUBSTITUTE TRUSTEES’ SALE OF 9954 MAYLAND DRIVE RICHMOND, VA 23233 Parcel ID: 749-758-7718 Under and by virtue of the power of sale contained in that certain Deed of Trust, Assignment of Leases and Rents, Fixture Filing and Security Agreement in the original principal amount of Thirty-Six Million and 00/100 Dollars ($36,000,000.00), from RMR OPF Richmond LP, a Delaware limited partnership (“Original Borrower”), as predecessor-ininterest to RMR OPF Richmond LLC, a Delaware limited liability company (“Borrower”), dated as of June 10, 2019, and recorded in the Official Records of the office of the Clerk of the Circuit Court of Henrico County, Virginia (“Land Records”) on June 12, 2019, as Instrument No. 201900016750 (as amended and assigned by the original parties thereto, the “Deed of Trust”), and that certain Notice of Foreclosure Sale of Real Property sent to Borrower pursuant to Section 55.1-321 of the Code of Virginia, as amended, the holder of the indebtedness secured thereby (the “Beneficiary”), having appointed Briana B. Stolley and David I. Schneider as Substitute Trustees (collectively, the “Substitute Trustees”) by instrument duly executed, acknowledged and recorded among the Land Records as Instrument No. 202500016996, default having occurred under the terms of said Deed of Trust and at the request of the Beneficiary, the undersigned Substitute Trustees, either of whom may act, will offer the following property for sale at Public Auction: Sale to be held at the main front entrance of the Circuit Court of Henrico County, VA 4309 E Parham Rd Richmond, VA 23228 On Tuesday, July 22, 2025 at 1:00 p.m. PROPERTY DESCRIPTION (the “Real Estate”): That parcel of land lying and being in the County of Henrico, Virginia, Three Chopt District, and being more particularly described on a survey, dated July 24, 1997, prepared by Foster & Miller, P.C., File 43036AB, and a survey entitled, “Boundary Line Adjustment Plat of 9950 Mayland Drive Located On The South Line Of Deep Rock Road”, prepared by Burgess & Niple, dated March 7, 2017, recorded in Book 134, page 611, as follows: Commencing at a point at the southwest terminus of Deep Rock Road; thence, N 52° 53' 21" W, for a distance of 353.36' to a point; thence, S 39° 58' 30" W, for a distance of 85.69' to a point; thence, S. 45°33' 30" W, for a distance of 310.02' to a point; thence, S 51° 29' 00" W, for a distance of 212.73' to a point and being the point of BEGINNING; thence, S 51° 29' 00" W, for a distance of 161.08' to a point; thence, S 21° 52' 52" E, for a distance of 438.48' to a point; thence S 52° 07' 14" E, for a distance of 12.95’ to a point; thence S 37° 52' 46" W, for a distance of 6.44’ to a point; thence S 52° 07' 14" E, for a distance of 11.65’ to a point; thence S 37° 52' 07" W, for a distance of 7.90’ to a point; thence S 21° 52' 52" E, for a 2 distance of 94.52’ to a point; thence, S 67° 37' 44" E, for a distance of 98.06' to a point; thence, S 69° 55' 19" W, for a distance of 142.37' to a point; thence, S. 37° 52' 54" W, for a distance of 462.97' to a point; thence, N 54° 20' 18" W, for a distance of 31.47' to a point; thence, S 69° 25' 38" W, for a distance of 36.08' to a point; thence, N 54° 13' 07" W, for a distance of 90.19' to a point; thence, N 35° 46' 53" E, for a distance of 40.32' to a point; thence along a curve to the right having a radius of 350.00' and an arc length of 549.84', being subtended by a chord of N 07° 09' 43" W, for a distance of 495.02' to a point; thence, N 37° 50' 34" E, for a distance of 292.28' to a point; thence, N 63° 39' 36" W, for a distance of 904.11' to a point; thence, N 43° 19' 28" E, for a distance of 206.63' to a point; thence, N 26° 49' 28" E, for a distance of 139.90' to a point; thence, N 35° 19' 28" E, for a distance of 120.78' to a point; thence, N 39° 04' 28" E, for a distance of 97.70' to a point; thence, N 43° 38' 34" E, for a distance of 149.89' to a point; thence, S 41° 01' 45" E, for a distance of 924.94' to a point and being the point of BEGINNING; said parcel containing 18.168 acres (791,386 sq. ft.), more or less. TOGETHER WITH those rights, duties and obligations contained in Sewer Agreements with the County of Henrico and recorded in Deed Book 2444, page 1113, Deed Book 1839, page 1182, Deed Book 2626, page 1038, and Deed Book 2137, page 90 among the land records of Henrico County, Virginia. TOGETHER WITH those rights, duties and obligations contained in Water Agreements with the County of Henrico and recorded in Deed Book 2444, page 1102, Deed Book 1839, page 1067, Deed Book 2626, page 1038, and Deed Book 2137, page 82, among the aforesaid land records. TOGETHER WITH those rights, duties and obligations contained in restrictions and easements recorded in Deed Book 1840, page 1952, and in Deed Book 1850, page 1329, and amended by Second Notice of Addition of Property and Amendment to Deep Run Business Center Protective Covenants in Deed Book 1973, page 241 and amended by Third Notice of Addition of Property, in Deed Book 2122, page 1701, and Amended and Restated Third Notice of Addition of Property, and Amendment to Deep Run Business Center Protective Covenants in Deed Book 2126, page 1158, and Fourth Notice of Addition of Property to Deep Run Business Center Protective Covenants in Deed Book 2126, page 1166, and Fifth Notice of Addition of Property to Deep Run Business Center Protective Covenants recorded in Deed Book 2136, page 642 and Amended and Restated Agreement of Covenants in Deed Book 2701, page 886 and Assignment of Development and Declarant's Rights in Deed Book 4640, page 623, among the aforesaid land records. TOGETHER WITH those rights, duties and obligations contained in restrictions and easements recorded in Deed Book 2230, page 1816, Deed Book 2485, page 47, Deed Book 2521, page 812, and among the aforesaid land records and by Fourth Declaration recorded, in Deed Book 2739, page 1697, and Amended and Restated Declaration of Easement and Covenants recorded in Deed Book 3823, page 1386, among the aforesaid land records. TOGETHER WITH those rights, duties and obligations contained in that reciprocal easement and covenant agreement recorded in Deed Book 2521, page 799, among the aforesaid land records. TOGETHER WITH those easements contained in that certain Deed of Reciprocal Easement and Maintenance Agreement, dated January 11, 2019, recorded in Deed Book 5815, page 2120, among the aforesaid land records. 3 FIXTURES, TANGIBLE AND INTANGIBLE PROPERTY Pursuant to the Deed of Trust, Beneficiary holds a security interest and lien on all of the tangible and intangible assets of Borrower and will sell at public auction on the same date and at the same time and place, all of the personalty, fixtures, plans and property agreements of Borrower located on or about or related to the Real Estate that is subject to the security interest and lien of Beneficiary and not owned by any third party and excepting therefrom any cash or cash accounts or the like in the possession of Beneficiary or to which Beneficiary has rights or holds a security interest (such cash or cash accounts or the like to remain the property of Beneficiary). TOGETHER WITH any and all buildings, structures, improvements or appurtenances now erected on the Real Estate, including, without limitation, all equipment, apparatus, machinery and fixtures of any kind or character forming a part of said buildings, structures, improvements or appurtenances and located in, upon or about the Real Estate and any buildings thereon, all as more particularly described in the Deed of Trust (collectively with the Real Estate, the "Property"). The “Property” does not include any property owned by any tenants at the Property. CONDITIONS OF SALE: The Property will be sold in an “AS IS/WHERE IS” condition without any warranty as to condition, express or implied, and without any representation or warranty as to the accuracy of the information furnished to prospective bidders by the Substitute Trustees or any other party, if any, and without any other representations or warranty of any nature. In particular, neither the Substitute Trustees nor the Beneficiary make any representation or warranty with respect to: (1) title to the Property; (2) the existence, nonexistence, or continued existence, validity, scope or nature of any zoning, land use, development, site plans, occupancy or other governmental permits or approvals; (3) fitness for any particular purpose or use; (4) flood zone designations; (5) compliance with any and all zoning or building laws, regulations and ordinances; (6) the fitness for habitation or the structural integrity or condition of any buildings or improvements; (7) ingress, egress or access to the Property or any portion thereof, whether vehicular, pedestrian or otherwise; (8) the rights of parties in possession, if any, or the existence, validity, terms, conditions or other matters with respect to any lease of all or any portion of the Property; (9) the existence of any security deposits or rental payments; (10) the environmental condition of the Property or the compliance of the Property with federal, state and local laws and regulations concerning the presence or disposal of hazardous substances; (11) compliance with the Americans with Disabilities Act or any similar law; or (12) the condition of the Property, either patent or latent, of any nature whatsoever. Neither the Substitute Trustees nor the Beneficiary shall have any obligation to obtain possession of the Property. It shall be the purchaser’s obligation, at the purchaser’s sole cost, to obtain possession of the Property. Conveyance shall be by Substitute Trustees’ Deed, without covenant or warranty, express or implied. RISK OF LOSS, INSURABLE OR OTHERWISE, SHALL PASS TO THE PURCHASER IMMEDIATELY AND AUTOMATICALLY AT THE TIME OF SALE. 4 Neither the Substitute Trustees nor the Beneficiary shall have any obligation to obtain or maintain any insurance coverage with respect to the Property. The Property shall be sold subject to: (1) the rights of any tenant in possession of all or any portion of the Property under its lease if such rights have priority over the Deed of Trust; (2) any easements, restrictions, declarations, site plans, and restrictive covenants of record affecting the same, including, but not limited to any and all condominium restrictions, declarations, bylaws and plats and amendments thereto; (3) any and all disclosures and conditions on any plats of record affecting all or any portion of the Property; (4) any encroachments, overlaps, boundary line disputes and other matters which could be disclosed by an accurate survey of the Property; (5) any matters which would be disclosed by a physical inspection of the Property; (6) any and all environmental conditions, problems and/or violations, if any, that may exist on, affect or relate to the Property or any buildings or improvements thereon; (7) any and all zoning laws, regulations, PUD overlays, and ordinances or governmental permits or approvals affecting the Property (including without limitation any housing or building code violations, the existence of any lead paint, asbestos or radon or any other hazardous or toxic substances); and (8) all unfunded lease commissions, if any, and all unfunded lease and capital improvement costs, if any, all of which shall be the sole responsibility of the successful purchaser. The successful purchaser waives and releases the Substitute Trustees and the Beneficiary and each of their respective affiliates, agents, successors and assigns from any and all claims the successful purchaser may now have or may have in the future whatsoever relating to all or any portion of the Property, including without limitation: (1) any environmental condition or violation affecting all or any portion of the Property; (2) any existing or future building or zoning code problems or violations, and (3) the accuracy or validity of any information described herein. Acceptance of the Substitute Trustees deed to the Property by the successful purchaser shall constitute a waiver of any and all claims against the Substitute Trustees or Beneficiary concerning any of the foregoing matters. IMPROVEMENTS: The Property is believed to be improved by one (1) three (3)-story parking garage and one (1) five (5)-story multi-tenant office building. TERMS OF SALE: ALL CASH. This advertisement, as amended or supplemented by any oral announcements during the conduct of the sale, constitutes the Substitute Trustees’ entire terms upon which the Property shall be offered for sale, sold or purchased. The Substitute Trustees reserve the unqualified right to postpone the sale, withdraw the Property from sale, in whole or in part, at any time before sale or to release the Property, in whole or in part, from the Deed of Trust at any time before the sale. If the Substitute Trustees determine in their sole discretion that the final bid is not commensurate with the value of the Property, they may reject the bid and withdraw the Property from sale. If any dispute arises among the bidders, the Substitute Trustees shall have the sole and final discretion either to determine the successful bidder or to reoffer and resell the Property. A deposit in the amount of Five Hundred Thousand Dollars ($500,000.00) will be required at the time and place of sale as a condition to bidding. Such deposit must be by cashier's check or certified check or in such 5 other form as the Substitute Trustees may determine in their sole discretion, which check shall be payable to “Briana B. Stolley, Trustee, and David I. Schneider, Trustee.” The deposit must be increased to 10% of the purchase price within 2 business days after the foreclosure sale and delivered to the Substitute Trustees in the same form of funds as the initial deposit; provided, however, that the Substitute Trustees may require that the successful purchaser wire transfer the entire amount of the deposit in escrow to a title insurance company approved by the Substitute Trustees, pursuant to an escrow agreement in form satisfactory to the Substitute Trustees. The Beneficiary, or its affiliate, nominee or its assignee, shall be exempted by the Substitute Trustees from submitting any bidding deposit. In the event the successful purchaser fails to deliver the additional deposit as and when required, the initial deposit will be forfeited. The Substitute Trustees will, as a condition of the sale, require all potential bidders except the Beneficiary to show their deposit before any bidding begins. The retained deposit of the successful purchaser shall be applied, without interest, to the successful purchaser's credit at settlement; provided, however, that in the event the successful purchaser does not consummate the purchase in accordance with the terms of sale as herein provided, such deposit, at the option of the Substitute Trustees, will be forfeited. The successful purchaser shall settle and comply with the sale terms within thirty (30) days after date of sale unless said period is extended by the Substitute Trustees at the sole discretion of the Substitute Trustees. TIME IS OF THE ESSENCE. The balance of the purchase price over and above the retained deposit, with interest thereon at the interest rate then being charged under the note secured by the Deed of Trust on the unpaid purchase money from the date of sale to the date the funds are received in the office of the Substitute Trustee, will be due at settlement by bank wire transfer; and if not so paid, the Substitute Trustees reserve the right to retain the deposit and resell the Property at the risk and cost of the defaulting purchaser, after such advertisement and on such terms as the Substitute Trustees may deem proper, and to avail themselves and the Beneficiary of any legal or equitable rights against the defaulting purchaser. The purchaser shall not be entitled to any surplus proceeds or profit resulting from any resale of all or any portion of the Property. All outstanding real property taxes shall be the sole responsibility of the successful purchaser. All other taxes and assessments, including, but not limited to, rents, if any, ground rents, other public charges, sewer charges, water rents, regular and special assessments and utilities payable on an annual or any other basis shall be adjusted as of the date of the foreclosure sale and paid by the successful purchaser at settlement. The successful purchaser shall pay in full all costs incident to the settlement and conveyancing including, without limitation, (i) examination of title and conveyancing charges, (ii) all recordation taxes, fees and charges, (iii) all transfer taxes, fees and charges, (iv) title insurance premiums, if any, (v) notary fees, (vi) settlement and escrow fees, and (vii) all other fees, costs and charges incident to settlement. Settlement will be handled by Commonwealth Land Title Insurance Company in Richmond, Virginia. Neither the Substitute Trustees, the Auctioneer or the Beneficiary or its affiliates are liable individually or otherwise for any matter relating to the sale or to the Property, except that if title to the Property cannot be transferred in accordance with the terms hereof for any reason, such liability is limited solely to the return of the purchaser’s deposit. There shall be no other rights or remedies against the Substitute Trustees, the Auctioneer and/or the Beneficiary or any of their respective affiliates, agents, successors and assigns, either in law or equity. 6 NOTE: The material contained herein describing the Property has been obtained from sources believed to be reliable; however, no express or implied warranty is made as to the accuracy of any description. All dimensions or areas referred to herein are approximate. For further information regarding the sale and the Property, please contact the offices or visit the website of the Auctioneer. BRIANA B. STOLLEY DAVID I. SCHNEIDER, Substitute Trustees MOTLEYS REAL ESTATE SERVICES 3600 DEEPWATER TERMINAL ROAD RICHMOND, VA 23234 (804) 334-4558 www.motleys.com

Terms

HOLLAND & KNIGHT LLP 800 17TH STREET N.W., SUITE 1100 WASHINGTON, DC 20006 PHONE 202.469.5154 SUBSTITUTE TRUSTEES’ SALE OF 9954 MAYLAND DRIVE RICHMOND, VA 23233 Parcel ID: 749-758-7718 Under and by virtue of the power of sale contained in that certain Deed of Trust, Assignment of Leases and Rents, Fixture Filing and Security Agreement in the original principal amount of Thirty-Six Million and 00/100 Dollars ($36,000,000.00), from RMR OPF Richmond LP, a Delaware limited partnership (“Original Borrower”), as predecessor-ininterest to RMR OPF Richmond LLC, a Delaware limited liability company (“Borrower”), dated as of June 10, 2019, and recorded in the Official Records of the office of the Clerk of the Circuit Court of Henrico County, Virginia (“Land Records”) on June 12, 2019, as Instrument No. 201900016750 (as amended and assigned by the original parties thereto, the “Deed of Trust”), and that certain Notice of Foreclosure Sale of Real Property sent to Borrower pursuant to Section 55.1-321 of the Code of Virginia, as amended, the holder of the indebtedness secured thereby (the “Beneficiary”), having appointed Briana B. Stolley and David I. Schneider as Substitute Trustees (collectively, the “Substitute Trustees”) by instrument duly executed, acknowledged and recorded among the Land Records as Instrument No. 202500016996, default having occurred under the terms of said Deed of Trust and at the request of the Beneficiary, the undersigned Substitute Trustees, either of whom may act, will offer the following property for sale at Public Auction: Sale to be held at the main front entrance of the Circuit Court of Henrico County, VA 4309 E Parham Rd Richmond, VA 23228 On Tuesday, July 22, 2025 at 1:00 p.m. PROPERTY DESCRIPTION (the “Real Estate”): That parcel of land lying and being in the County of Henrico, Virginia, Three Chopt District, and being more particularly described on a survey, dated July 24, 1997, prepared by Foster & Miller, P.C., File 43036AB, and a survey entitled, “Boundary Line Adjustment Plat of 9950 Mayland Drive Located On The South Line Of Deep Rock Road”, prepared by Burgess & Niple, dated March 7, 2017, recorded in Book 134, page 611, as follows: Commencing at a point at the southwest terminus of Deep Rock Road; thence, N 52° 53' 21" W, for a distance of 353.36' to a point; thence, S 39° 58' 30" W, for a distance of 85.69' to a point; thence, S. 45°33' 30" W, for a distance of 310.02' to a point; thence, S 51° 29' 00" W, for a distance of 212.73' to a point and being the point of BEGINNING; thence, S 51° 29' 00" W, for a distance of 161.08' to a point; thence, S 21° 52' 52" E, for a distance of 438.48' to a point; thence S 52° 07' 14" E, for a distance of 12.95’ to a point; thence S 37° 52' 46" W, for a distance of 6.44’ to a point; thence S 52° 07' 14" E, for a distance of 11.65’ to a point; thence S 37° 52' 07" W, for a distance of 7.90’ to a point; thence S 21° 52' 52" E, for a 2 distance of 94.52’ to a point; thence, S 67° 37' 44" E, for a distance of 98.06' to a point; thence, S 69° 55' 19" W, for a distance of 142.37' to a point; thence, S. 37° 52' 54" W, for a distance of 462.97' to a point; thence, N 54° 20' 18" W, for a distance of 31.47' to a point; thence, S 69° 25' 38" W, for a distance of 36.08' to a point; thence, N 54° 13' 07" W, for a distance of 90.19' to a point; thence, N 35° 46' 53" E, for a distance of 40.32' to a point; thence along a curve to the right having a radius of 350.00' and an arc length of 549.84', being subtended by a chord of N 07° 09' 43" W, for a distance of 495.02' to a point; thence, N 37° 50' 34" E, for a distance of 292.28' to a point; thence, N 63° 39' 36" W, for a distance of 904.11' to a point; thence, N 43° 19' 28" E, for a distance of 206.63' to a point; thence, N 26° 49' 28" E, for a distance of 139.90' to a point; thence, N 35° 19' 28" E, for a distance of 120.78' to a point; thence, N 39° 04' 28" E, for a distance of 97.70' to a point; thence, N 43° 38' 34" E, for a distance of 149.89' to a point; thence, S 41° 01' 45" E, for a distance of 924.94' to a point and being the point of BEGINNING; said parcel containing 18.168 acres (791,386 sq. ft.), more or less. TOGETHER WITH those rights, duties and obligations contained in Sewer Agreements with the County of Henrico and recorded in Deed Book 2444, page 1113, Deed Book 1839, page 1182, Deed Book 2626, page 1038, and Deed Book 2137, page 90 among the land records of Henrico County, Virginia. TOGETHER WITH those rights, duties and obligations contained in Water Agreements with the County of Henrico and recorded in Deed Book 2444, page 1102, Deed Book 1839, page 1067, Deed Book 2626, page 1038, and Deed Book 2137, page 82, among the aforesaid land records. TOGETHER WITH those rights, duties and obligations contained in restrictions and easements recorded in Deed Book 1840, page 1952, and in Deed Book 1850, page 1329, and amended by Second Notice of Addition of Property and Amendment to Deep Run Business Center Protective Covenants in Deed Book 1973, page 241 and amended by Third Notice of Addition of Property, in Deed Book 2122, page 1701, and Amended and Restated Third Notice of Addition of Property, and Amendment to Deep Run Business Center Protective Covenants in Deed Book 2126, page 1158, and Fourth Notice of Addition of Property to Deep Run Business Center Protective Covenants in Deed Book 2126, page 1166, and Fifth Notice of Addition of Property to Deep Run Business Center Protective Covenants recorded in Deed Book 2136, page 642 and Amended and Restated Agreement of Covenants in Deed Book 2701, page 886 and Assignment of Development and Declarant's Rights in Deed Book 4640, page 623, among the aforesaid land records. TOGETHER WITH those rights, duties and obligations contained in restrictions and easements recorded in Deed Book 2230, page 1816, Deed Book 2485, page 47, Deed Book 2521, page 812, and among the aforesaid land records and by Fourth Declaration recorded, in Deed Book 2739, page 1697, and Amended and Restated Declaration of Easement and Covenants recorded in Deed Book 3823, page 1386, among the aforesaid land records. TOGETHER WITH those rights, duties and obligations contained in that reciprocal easement and covenant agreement recorded in Deed Book 2521, page 799, among the aforesaid land records. TOGETHER WITH those easements contained in that certain Deed of Reciprocal Easement and Maintenance Agreement, dated January 11, 2019, recorded in Deed Book 5815, page 2120, among the aforesaid land records. 3 FIXTURES, TANGIBLE AND INTANGIBLE PROPERTY Pursuant to the Deed of Trust, Beneficiary holds a security interest and lien on all of the tangible and intangible assets of Borrower and will sell at public auction on the same date and at the same time and place, all of the personalty, fixtures, plans and property agreements of Borrower located on or about or related to the Real Estate that is subject to the security interest and lien of Beneficiary and not owned by any third party and excepting therefrom any cash or cash accounts or the like in the possession of Beneficiary or to which Beneficiary has rights or holds a security interest (such cash or cash accounts or the like to remain the property of Beneficiary). TOGETHER WITH any and all buildings, structures, improvements or appurtenances now erected on the Real Estate, including, without limitation, all equipment, apparatus, machinery and fixtures of any kind or character forming a part of said buildings, structures, improvements or appurtenances and located in, upon or about the Real Estate and any buildings thereon, all as more particularly described in the Deed of Trust (collectively with the Real Estate, the "Property"). The “Property” does not include any property owned by any tenants at the Property. CONDITIONS OF SALE: The Property will be sold in an “AS IS/WHERE IS” condition without any warranty as to condition, express or implied, and without any representation or warranty as to the accuracy of the information furnished to prospective bidders by the Substitute Trustees or any other party, if any, and without any other representations or warranty of any nature. In particular, neither the Substitute Trustees nor the Beneficiary make any representation or warranty with respect to: (1) title to the Property; (2) the existence, nonexistence, or continued existence, validity, scope or nature of any zoning, land use, development, site plans, occupancy or other governmental permits or approvals; (3) fitness for any particular purpose or use; (4) flood zone designations; (5) compliance with any and all zoning or building laws, regulations and ordinances; (6) the fitness for habitation or the structural integrity or condition of any buildings or improvements; (7) ingress, egress or access to the Property or any portion thereof, whether vehicular, pedestrian or otherwise; (8) the rights of parties in possession, if any, or the existence, validity, terms, conditions or other matters with respect to any lease of all or any portion of the Property; (9) the existence of any security deposits or rental payments; (10) the environmental condition of the Property or the compliance of the Property with federal, state and local laws and regulations concerning the presence or disposal of hazardous substances; (11) compliance with the Americans with Disabilities Act or any similar law; or (12) the condition of the Property, either patent or latent, of any nature whatsoever. Neither the Substitute Trustees nor the Beneficiary shall have any obligation to obtain possession of the Property. It shall be the purchaser’s obligation, at the purchaser’s sole cost, to obtain possession of the Property. Conveyance shall be by Substitute Trustees’ Deed, without covenant or warranty, express or implied. RISK OF LOSS, INSURABLE OR OTHERWISE, SHALL PASS TO THE PURCHASER IMMEDIATELY AND AUTOMATICALLY AT THE TIME OF SALE. 4 Neither the Substitute Trustees nor the Beneficiary shall have any obligation to obtain or maintain any insurance coverage with respect to the Property. The Property shall be sold subject to: (1) the rights of any tenant in possession of all or any portion of the Property under its lease if such rights have priority over the Deed of Trust; (2) any easements, restrictions, declarations, site plans, and restrictive covenants of record affecting the same, including, but not limited to any and all condominium restrictions, declarations, bylaws and plats and amendments thereto; (3) any and all disclosures and conditions on any plats of record affecting all or any portion of the Property; (4) any encroachments, overlaps, boundary line disputes and other matters which could be disclosed by an accurate survey of the Property; (5) any matters which would be disclosed by a physical inspection of the Property; (6) any and all environmental conditions, problems and/or violations, if any, that may exist on, affect or relate to the Property or any buildings or improvements thereon; (7) any and all zoning laws, regulations, PUD overlays, and ordinances or governmental permits or approvals affecting the Property (including without limitation any housing or building code violations, the existence of any lead paint, asbestos or radon or any other hazardous or toxic substances); and (8) all unfunded lease commissions, if any, and all unfunded lease and capital improvement costs, if any, all of which shall be the sole responsibility of the successful purchaser. The successful purchaser waives and releases the Substitute Trustees and the Beneficiary and each of their respective affiliates, agents, successors and assigns from any and all claims the successful purchaser may now have or may have in the future whatsoever relating to all or any portion of the Property, including without limitation: (1) any environmental condition or violation affecting all or any portion of the Property; (2) any existing or future building or zoning code problems or violations, and (3) the accuracy or validity of any information described herein. Acceptance of the Substitute Trustees deed to the Property by the successful purchaser shall constitute a waiver of any and all claims against the Substitute Trustees or Beneficiary concerning any of the foregoing matters. IMPROVEMENTS: The Property is believed to be improved by one (1) three (3)-story parking garage and one (1) five (5)-story multi-tenant office building. TERMS OF SALE: ALL CASH. This advertisement, as amended or supplemented by any oral announcements during the conduct of the sale, constitutes the Substitute Trustees’ entire terms upon which the Property shall be offered for sale, sold or purchased. The Substitute Trustees reserve the unqualified right to postpone the sale, withdraw the Property from sale, in whole or in part, at any time before sale or to release the Property, in whole or in part, from the Deed of Trust at any time before the sale. If the Substitute Trustees determine in their sole discretion that the final bid is not commensurate with the value of the Property, they may reject the bid and withdraw the Property from sale. If any dispute arises among the bidders, the Substitute Trustees shall have the sole and final discretion either to determine the successful bidder or to reoffer and resell the Property. A deposit in the amount of Five Hundred Thousand Dollars ($500,000.00) will be required at the time and place of sale as a condition to bidding. Such deposit must be by cashier's check or certified check or in such 5 other form as the Substitute Trustees may determine in their sole discretion, which check shall be payable to “Briana B. Stolley, Trustee, and David I. Schneider, Trustee.” The deposit must be increased to 10% of the purchase price within 2 business days after the foreclosure sale and delivered to the Substitute Trustees in the same form of funds as the initial deposit; provided, however, that the Substitute Trustees may require that the successful purchaser wire transfer the entire amount of the deposit in escrow to a title insurance company approved by the Substitute Trustees, pursuant to an escrow agreement in form satisfactory to the Substitute Trustees. The Beneficiary, or its affiliate, nominee or its assignee, shall be exempted by the Substitute Trustees from submitting any bidding deposit. In the event the successful purchaser fails to deliver the additional deposit as and when required, the initial deposit will be forfeited. The Substitute Trustees will, as a condition of the sale, require all potential bidders except the Beneficiary to show their deposit before any bidding begins. The retained deposit of the successful purchaser shall be applied, without interest, to the successful purchaser's credit at settlement; provided, however, that in the event the successful purchaser does not consummate the purchase in accordance with the terms of sale as herein provided, such deposit, at the option of the Substitute Trustees, will be forfeited. The successful purchaser shall settle and comply with the sale terms within thirty (30) days after date of sale unless said period is extended by the Substitute Trustees at the sole discretion of the Substitute Trustees. TIME IS OF THE ESSENCE. The balance of the purchase price over and above the retained deposit, with interest thereon at the interest rate then being charged under the note secured by the Deed of Trust on the unpaid purchase money from the date of sale to the date the funds are received in the office of the Substitute Trustee, will be due at settlement by bank wire transfer; and if not so paid, the Substitute Trustees reserve the right to retain the deposit and resell the Property at the risk and cost of the defaulting purchaser, after such advertisement and on such terms as the Substitute Trustees may deem proper, and to avail themselves and the Beneficiary of any legal or equitable rights against the defaulting purchaser. The purchaser shall not be entitled to any surplus proceeds or profit resulting from any resale of all or any portion of the Property. All outstanding real property taxes shall be the sole responsibility of the successful purchaser. All other taxes and assessments, including, but not limited to, rents, if any, ground rents, other public charges, sewer charges, water rents, regular and special assessments and utilities payable on an annual or any other basis shall be adjusted as of the date of the foreclosure sale and paid by the successful purchaser at settlement. The successful purchaser shall pay in full all costs incident to the settlement and conveyancing including, without limitation, (i) examination of title and conveyancing charges, (ii) all recordation taxes, fees and charges, (iii) all transfer taxes, fees and charges, (iv) title insurance premiums, if any, (v) notary fees, (vi) settlement and escrow fees, and (vii) all other fees, costs and charges incident to settlement. Settlement will be handled by Commonwealth Land Title Insurance Company in Richmond, Virginia. Neither the Substitute Trustees, the Auctioneer or the Beneficiary or its affiliates are liable individually or otherwise for any matter relating to the sale or to the Property, except that if title to the Property cannot be transferred in accordance with the terms hereof for any reason, such liability is limited solely to the return of the purchaser’s deposit. There shall be no other rights or remedies against the Substitute Trustees, the Auctioneer and/or the Beneficiary or any of their respective affiliates, agents, successors and assigns, either in law or equity. 6 NOTE: The material contained herein describing the Property has been obtained from sources believed to be reliable; however, no express or implied warranty is made as to the accuracy of any description. All dimensions or areas referred to herein are approximate. For further information regarding the sale and the Property, please contact the offices or visit the website of the Auctioneer. BRIANA B. STOLLEY DAVID I. SCHNEIDER, Substitute Trustees MOTLEYS REAL ESTATE SERVICES 3600 DEEPWATER TERMINAL ROAD RICHMOND, VA 23234 (804) 334-4558 www.motleys.com