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investment for physical issues 12 REAL ESTATE OUTLOOK -------------------------------------------------------------------------------- C\u2587\u2587\u2587\u2587\u2587\u2587 & W\u2587\u2587\u2587\u2587\u2587\u2587\u2587\u2587 VALUATION ADVISORY SERVICES NATIONAL INVESTOR SURVEY - AUTUMN 1996 -------------------------------------------------------------------------------- CAPITALIZATION RATES INTERNAL GROWTH RATES TYPICAL PROJECTION GOING-IN TERMINAL RATE OF RETURN INCOME EXPENSES PERIOD (YEARS) ---------------------------------------------------------------------------------------------------------- LOW HIGH LOW HIGH LOW HIGH LOW HIGH LOW HIGH LOW HIGH ---------------------------------------------------------------------------------------------------------- ------------------------------------------------------------------------------------------------------------------------------------ CLASS A - LEASED ASSET RETAIL MARKET - POWER CENTERS & \"BIG BOX\" 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