Unassociated Document

			FREE WRITING PROSPECTUS
			FILED PURSUANT TO RULE 433
			REGISTRATION STATEMENT NO.: 333-177354-01

$1,111,330,000 (APPROXIMATE)

The information contained herein (the "Information") is preliminary and subject to change prior to the time of sale. The Information will be superseded by similar information delivered to you prior to the time of sale as part of the preliminary offering document relating to the Commercial Mortgage Pass-Through Certificates, Series UBS 2012-C1 (the "Offering Document"). The Information supersedes any such information previously delivered. The Information should be reviewed only in conjunction with the entire Offering Document. All of the Information is subject to the same limitations and qualifications contained in the Offering Document. The Information does not contain all material relevant information relating to the underlying mortgage loans or mortgaged properties. Certain Information contained herein will be more fully described elsewhere in the Offering Document. The Information should not be viewed as projections, forecasts, predictions or opinions with respect to value. Prior to making any investment decision, prospective investors are strongly urged to read the Offering Document in its entirety. This material should be not construed as an effort to sell or the solicitation of any offer to buy any security in any jurisdiction where such offer or solicitation would be illegal.

The depositor has filed a registration statement (including the prospectus) with the SEC (SEC File No. 333-177354) for the offering to which this communication relates. Before you invest, you should read the prospectus in the registration statement and other documents the depositor has filed with the SEC for more complete information about the depositor, the issuing entity and this offering. You may get these documents for free by visiting EDGAR on the SEC website at www.sec.gov. Alternatively, the depositor or UBS Securities LLC, any other underwriter, or any dealer participating in this offering will arrange to send you the prospectus if you request it by calling toll-free 1-877-713-1030.

UBS 2012-C1

ANNEX A-1 - CERTAIN CHARACTERISTICS OF THE MORTGAGE LOANS AND MORTGAGED PROPERTIES

			% of		Mortgage		Cut-off		General	Detailed			Interest	Original	Remaining	Original	Remaining	First
			Initial Pool	# of	Loan	Original	Date	Maturity	Property	Property	Interest	Administrative	Accrual	Term to	Term to	Amortization	Amortization	Payment
Property Flag	ID	Property Name	Balance	Properties	Seller(1)	Balance($)(2)	Balance($)(2)	Balance($)	Type(3)	Type(3)	Rate	Fee Rate(4)	Basis	Maturity	Maturity	Term(5)	Term(5)	Date
Loan	1	Dream Hotel Downtown Net Lease	9.0%	1	UBSRES	120,000,000	120,000,000	120,000,000	Net Lease	Net Lease	5.1790%	0.1120%	Actual/360	120	118	0	0	04/06/2012
Loan	2	Civic Opera House	7.1%	1	UBSRES	95,000,000	94,708,353	80,283,188	Office	CBD	5.8830%	0.1120%	Actual/360	120	117	360	357	03/06/2012
Loan	3	Trinity Centre	6.6%	1	UBSRES	88,000,000	88,000,000	76,106,832	Office	CBD	5.8975%	0.1136%	Actual/360	120	112	336	336	10/06/2011
Loan	4	Poughkeepsie Galleria	6.4%	1	UBSRES	85,250,000	84,872,577	74,676,313	Retail	Regional Mall	6.6115%	0.0536%	Actual/360	120	114	360	354	12/06/2011
Loan	5	Hartford 21	5.6%	1	UBSRES	75,000,000	75,000,000	65,622,895	Multifamily	Conventional	5.4490%	0.1120%	Actual/360	120	119	360	360	05/06/2012
Loan	6	Hilton Nashville Downtown	4.9%	1	UBSRES	66,000,000	65,675,719	49,697,165	Hospitality	Full Service	5.1970%	0.1120%	Actual/360	120	117	300	297	03/06/2012
Loan	7	1700 Market Street	4.6%	1	UBSRES	61,050,000	61,050,000	58,489,716	Office	CBD	5.1700%	0.1136%	Actual/360	60	53	360	360	11/06/2011
Loan	8	Bridgewater Falls	4.5%	1	UBSRES	60,500,000	60,307,749	50,847,902	Retail	Anchored	5.7005%	0.1120%	Actual/360	120	117	360	357	03/06/2012
Loan	9	101 5th Avenue	3.9%	1	UBSRES	52,500,000	52,389,270	43,646,513	Office	CBD	5.3460%	0.1120%	Actual/360	120	118	360	358	04/06/2012
Rollup	10	Tharaldson Portfolio	3.0%	5	UBSRES	40,550,000	40,491,809	31,437,580	Hospitality	Limited Service	6.0360%		Actual/360	120	119	300	299	05/06/2012
Loan	10	Rancho Cucamonga/Ontario Courtyard by Marriott	0.7%	1	UBSRES	9,600,000	9,586,224	7,442,682	Hospitality	Limited Service	6.0360%	0.1620%	Actual/360	120	119	300	299	05/06/2012
Loan	10	Dayton Residence Inn	0.6%	1	UBSRES	8,600,000	8,587,659	6,667,403	Hospitality	Limited Service	6.0360%	0.1620%	Actual/360	120	119	300	299	05/06/2012
Loan	10	Rancho Cucamonga/Ontario Hilton Garden Inn	0.6%	1	UBSRES	8,000,000	7,988,520	6,202,235	Hospitality	Limited Service	6.0360%	0.1620%	Actual/360	120	119	300	299	05/06/2012
Loan	10	Corona Residence Inn	0.6%	1	UBSRES	7,450,000	7,439,309	5,775,832	Hospitality	Limited Service	6.0360%	0.1620%	Actual/360	120	119	300	299	05/06/2012
Loan	10	San Bernardino Fairfield Inn	0.5%	1	UBSRES	6,900,000	6,890,098	5,349,428	Hospitality	Limited Service	6.0360%	0.1620%	Actual/360	120	119	300	299	05/06/2012
Loan	11	Tollgate Marketplace	2.6%	1	Barclays Bank, PLC	35,000,000	35,000,000	35,000,000	Retail	Anchored	4.8350%	0.1120%	Actual/360	120	119	0	0	05/01/2012
Loan	12	Fort Smith Pavilion	2.5%	1	UBSRES	34,000,000	33,894,178	28,670,719	Retail	Anchored	5.8105%	0.1120%	Actual/360	120	117	360	357	03/06/2012
Loan	13	TNP Portfolio	2.5%	4	Barclays Bank, PLC	33,200,000	33,098,982	31,030,968	Retail	Anchored	5.9300%	0.0920%	Actual/360	60	57	360	357	03/01/2012
Property	13.01	Pinehurst Square East	0.8%	1	Barclays Bank, PLC	10,400,000	10,368,356	9,720,544	Retail	Anchored
Property	13.02	Moreno Marketplace	0.6%	1	Barclays Bank, PLC	8,175,000	8,150,126	7,640,908	Retail	Anchored
Property	13.03	Topaz Marketplace	0.6%	1	Barclays Bank, PLC	8,175,000	8,150,126	7,640,908	Retail	Anchored
Property	13.04	Northgate Plaza	0.5%	1	Barclays Bank, PLC	6,450,000	6,430,374	6,028,607	Retail	Anchored
Loan	14	Meadows Crossing	2.0%	1	UBSRES	26,500,000	26,442,167	21,918,549	Multifamily	Student Housing	5.1850%	0.1520%	Actual/360	120	118	360	358	04/06/2012
Loan	15	CrossMar Cold Storage	1.7%	1	Barclays Bank, PLC	22,700,000	22,700,000	14,538,167	Industrial	Cold Storage	5.4000%	0.0920%	Actual/360	120	120	240	240	06/01/2012
Loan	16	Emerald Coast Hotel Portfolio	1.5%	2	UBSRES	19,630,000	19,600,544	15,068,825	Hospitality	Limited Service	5.7450%	0.1120%	Actual/360	120	119	300	299	05/06/2012
Property	16.01	Hilton Garden Inn Clarksburg	1.0%	1	UBSRES	13,975,000	13,954,030	10,727,806	Hospitality	Limited Service
Property	16.02	Hampton Inn Elkins	0.4%	1	UBSRES	5,655,000	5,646,514	4,341,019	Hospitality	Limited Service
Loan	17	Village Shopping Center	1.4%	1	UBSRES	19,280,000	19,200,898	16,195,746	Retail	Anchored	5.6803%	0.1520%	Actual/360	120	116	360	356	02/06/2012
Loan	18	Gladstone Portfolio	1.4%	4	Barclays Bank, PLC	19,000,000	19,000,000	14,763,475	Various	Various	6.1000%	0.0920%	Actual/360	120	120	300	300	06/01/2012
Property	18.01	Fiserv Call Center	0.5%	1	Barclays Bank, PLC	7,024,000	7,024,000	5,457,824	Office	Suburban
Property	18.02	Cummins Building	0.4%	1	Barclays Bank, PLC	5,371,000	5,371,000	4,173,401	Office	Suburban
Property	18.03	Consolidated Metco	0.3%	1	Barclays Bank, PLC	3,830,000	3,830,000	2,976,006	Industrial	Light Manufacturing
Property	18.04	Paychex Building	0.2%	1	Barclays Bank, PLC	2,775,000	2,775,000	2,156,244	Office	Suburban
Loan	19	Westminster Square	1.4%	1	AMF II LLC	18,500,000	18,480,427	15,538,781	Office	CBD	5.6800%	0.1120%	Actual/360	120	119	360	359	05/01/2012
Rollup	20	Devonshire Portfolio	1.3%	4	AMF II LLC	17,200,000	17,120,935	13,155,345	Retail	Various	5.6400%		Actual/360	120	117	300	297	03/01/2012
Loan	20.01	Devonshire Portfolio - Pine Lake Center	0.4%	1	AMF II LLC	5,650,000	5,624,028	4,321,377	Retail	Anchored	5.6400%	0.1420%	Actual/360	120	117	300	297	03/01/2012
Loan	20.02	Devonshire Portfolio - Reynolds Plaza	0.4%	1	AMF II LLC	5,000,000	4,977,016	3,824,228	Retail	Unanchored	5.6400%	0.1420%	Actual/360	120	117	300	297	03/01/2012
Loan	20.03	Devonshire Portfolio - DeVeaux Village	0.3%	1	AMF II LLC	4,300,000	4,280,234	3,288,836	Retail	Unanchored	5.6400%	0.1420%	Actual/360	120	117	300	297	03/01/2012
Loan	20.04	Devonshire Portfolio - Amberwood Plaza	0.2%	1	AMF II LLC	2,250,000	2,239,657	1,720,904	Retail	Shadow Anchored	5.6400%	0.1420%	Actual/360	120	117	300	297	03/01/2012
Rollup	21	Action Hotel Portfolio	1.3%	3	AMF II LLC	17,000,000	16,924,880	13,118,897	Hospitality	Limited Service	5.9000%		Actual/360	120	117	300	297	03/01/2012
Loan	21.01	Action Hotel Portfolio - Dewitt	0.6%	1	AMF II LLC	7,400,000	7,367,301	5,710,579	Hospitality	Limited Service	5.9000%	0.1120%	Actual/360	120	117	300	297	03/01/2012
Loan	21.02	Action Hotel Portfolio - Van Buren	0.4%	1	AMF II LLC	4,900,000	4,878,348	3,781,329	Hospitality	Limited Service	5.9000%	0.1120%	Actual/360	120	117	300	297	03/01/2012
Loan	21.03	Action Hotel Portfolio - Cicero	0.4%	1	AMF II LLC	4,700,000	4,679,232	3,626,989	Hospitality	Limited Service	5.9000%	0.1120%	Actual/360	120	117	300	297	03/01/2012
Loan	22	Residence Inn Richmond	1.1%	1	UBSRES	15,300,000	15,274,991	11,513,815	Hospitality	Limited Service	5.1800%	0.1120%	Actual/360	120	119	300	299	05/06/2012
Loan	23	One Burlington Avenue	1.1%	1	UBSRES	15,100,000	15,038,412	12,695,695	Industrial	Warehouse/Distribution	5.7095%	0.1120%	Actual/360	120	116	360	356	02/06/2012
Loan	24	Cumberland Marketplace	1.1%	1	UBSRES	15,000,000	14,984,640	12,664,566	Retail	Anchored	5.8520%	0.1120%	Actual/360	120	119	360	359	05/06/2012
Loan	25	Powder Basin Shopping Center	1.1%	1	UBSRES	14,800,000	14,770,713	12,417,838	Retail	Anchored	5.6420%	0.1120%	Actual/360	120	118	360	358	04/06/2012
Loan	26	Crossroads Village	1.1%	1	UBSRES	14,625,000	14,608,090	12,104,056	Retail	Shadow Anchored	5.2070%	0.1120%	Actual/360	120	119	360	359	05/06/2012
Loan	27	Best Western Prospect Park	1.0%	1	AMF II LLC	13,000,000	12,980,087	9,932,864	Hospitality	Limited Service	5.6100%	0.1120%	Actual/360	120	119	300	299	05/01/2012
Loan	28	Fresh Meadows Office	0.9%	1	AMF II LLC	11,500,000	11,476,634	9,612,820	Office	Medical Office	5.5200%	0.1120%	Actual/360	120	118	360	358	04/01/2012
Loan	29	American Tire Distributors	0.8%	2	Barclays Bank, PLC	11,000,000	11,000,000	8,311,239	Industrial	Warehouse	5.2900%	0.1120%	Actual/360	120	120	300	300	06/01/2012
Property	29.01	3099 Finger Mill Road	0.7%	1	Barclays Bank, PLC	9,250,000	9,250,000	6,988,996	Industrial	Warehouse
Property	29.02	712 North Main Street	0.1%	1	Barclays Bank, PLC	1,750,000	1,750,000	1,322,243	Industrial	Warehouse
Loan	30	Hayden Island - Harbor Shops	0.8%	1	UBSRES	10,500,000	10,488,641	8,787,488	Retail	Unanchored	5.5620%	0.1120%	Actual/360	120	119	360	359	05/06/2012
Loan	31	Hunnington Place Shopping Center	0.8%	1	UBSRES	10,200,000	10,200,000	8,517,507	Retail	Anchored	5.4880%	0.1120%	Actual/360	120	120	360	360	06/06/2012
Loan	32	Back Bay Center	0.7%	1	AMF II LLC	9,800,000	9,789,192	8,175,774	Mixed Use	Anchored Retail/Office	5.4600%	0.1120%	Actual/360	120	119	360	359	05/01/2012
Loan	33	Lynmar Flex	0.7%	1	UBSRES	9,750,000	9,739,913	8,218,649	Mixed Use	Office/Industrial/Retail	5.7980%	0.1120%	Actual/360	120	119	360	359	05/06/2012
Loan	34	Pangea 2 Apartment Portfolio	0.7%	19	AMF II LLC	9,300,000	9,282,650	7,866,449	Multifamily	Conventional	5.9100%	0.1120%	Actual/360	120	118	360	358	04/01/2012
Property	34.01	447 North Austin Boulevard	0.1%	1	AMF II LLC	1,068,966	1,066,971	904,190	Multifamily	Conventional
Property	34.02	654 North Pine Avenue	0.1%	1	AMF II LLC	855,172	853,577	723,352	Multifamily	Conventional
Property	34.03	703 North Austin Boulevard	0.1%	1	AMF II LLC	668,103	666,857	565,118	Multifamily	Conventional
Property	34.04	5011 West Maypole Avenue	0.0%	1	AMF II LLC	641,379	640,183	542,514	Multifamily	Conventional
Property	34.05	8109-17 South Ashland Avenue	0.0%	1	AMF II LLC	587,931	586,834	497,304	Multifamily	Conventional
Property	34.06	304 East 147th Street	0.0%	1	AMF II LLC	534,483	533,486	452,095	Multifamily	Conventional
Property	34.07	6104 South Campbell Avenue	0.0%	1	AMF II LLC	534,483	533,486	452,095	Multifamily	Conventional
Property	34.08	1245-51 South California Avenue	0.0%	1	AMF II LLC	534,483	533,486	452,095	Multifamily	Conventional
Property	34.09	6401-03 South California Avenue	0.0%	1	AMF II LLC	454,310	453,463	384,281	Multifamily	Conventional
Property	34.1	647 North Mayfield Avenue	0.0%	1	AMF II LLC	427,586	426,789	361,676	Multifamily	Conventional
Property	34.11	602 North Lorel Avenue	0.0%	1	AMF II LLC	427,586	426,789	361,676	Multifamily	Conventional
Property	34.12	617 North Central Avenue	0.0%	1	AMF II LLC	400,862	400,114	339,071	Multifamily	Conventional
Property	34.13	6356-58 South Francisco Avenue	0.0%	1	AMF II LLC	387,500	386,777	327,769	Multifamily	Conventional
Property	34.14	819-21 South Independence Boulevard	0.0%	1	AMF II LLC	374,138	373,440	316,466	Multifamily	Conventional
Property	34.15	3650-54 West 18th Street	0.0%	1	AMF II LLC	320,690	320,091	271,257	Multifamily	Conventional
Property	34.16	327-29 South Central Park Boulevard	0.0%	1	AMF II LLC	293,966	293,417	248,652	Multifamily	Conventional
Property	34.17	543-49 West 74th Street	0.0%	1	AMF II LLC	280,603	280,080	237,350	Multifamily	Conventional
Property	34.18	5800 West Iowa Street	0.0%	1	AMF II LLC	267,241	266,743	226,047	Multifamily	Conventional
Property	34.19	7754-56 South Marshfield Avenue	0.0%	1	AMF II LLC	240,517	240,069	203,443	Multifamily	Conventional
Loan	35	Los Robles Professional Park	0.7%	1	UBSRES	9,000,000	8,972,218	7,599,199	Office	Medical Office	5.8540%	0.1120%	Actual/360	120	117	360	357	03/06/2012
Loan	36	Quince Center	0.6%	1	UBSRES	8,550,000	8,533,029	7,957,869	Office	Suburban	5.6280%	0.1120%	Actual/360	60	58	360	358	04/06/2012
Loan	37	Hilton Garden Inn Aiken	0.6%	1	UBSRES	8,250,000	8,237,344	6,301,357	Hospitality	Limited Service	5.6000%	0.1120%	Actual/360	120	119	300	299	05/06/2012
Loan	38	Briarcliff Apartments	0.6%	1	AMF II LLC	7,450,000	7,426,942	6,287,817	Multifamily	Conventional	5.8400%	0.1120%	Actual/360	120	117	360	357	03/01/2012
Loan	39	Cliff Park Apartments	0.5%	1	UBSRES	7,200,000	7,192,836	6,106,195	Multifamily	Conventional	6.0025%	0.1720%	Actual/360	120	119	360	359	05/06/2012
Loan	40	2300 Valley View	0.5%	1	Barclays Bank, PLC	7,000,000	7,000,000	5,849,342	Office	Suburban	5.5100%	0.1120%	Actual/360	120	120	360	360	06/01/2012
Loan	41	415 N Dearborn Street	0.5%	1	UBSRES	7,000,000	6,986,273	5,880,747	Office	CBD	5.6835%	0.1520%	Actual/360	120	118	360	358	04/06/2012
Loan	42	Lakeside Village	0.5%	1	UBSRES	6,750,000	6,742,462	5,619,493	Retail	Unanchored	5.3930%	0.1120%	Actual/360	120	119	360	359	05/06/2012
Loan	43	Southport & Sheffield	0.5%	2	UBSRES	6,500,000	6,474,077	5,483,295	Various	Various	5.8200%	0.1120%	Actual/360	120	116	360	356	02/06/2012
Property	43.01	Southport	0.3%	1	UBSRES	3,370,000	3,356,560	2,842,877	Mixed Use	Retail/Multifamily
Property	43.02	Sheffield	0.2%	1	UBSRES	3,130,000	3,117,517	2,640,417	Mixed Use	Office/Retail
Loan	44	56 Perimeter East	0.5%	1	UBSRES	6,000,000	5,994,415	5,139,716	Office	Suburban	6.3490%	0.1120%	Actual/360	120	119	360	359	05/06/2012
Loan	45	Mesa Ridge MHC	0.4%	1	UBSRES	5,895,000	5,870,137	5,070,212	Manufactured Housing Community	Manufactured Housing Community	6.4840%	0.1120%	Actual/360	120	115	360	355	01/06/2012
Loan	46	Forum II Shopping Center	0.4%	1	UBSRES	5,850,000	5,843,999	4,937,777	Retail	Anchored	5.8425%	0.1120%	Actual/360	120	119	360	359	05/06/2012
Loan	47	Country Club MHC	0.4%	1	UBSRES	5,650,000	5,626,170	4,859,490	Manufactured Housing Community	Manufactured Housing Community	6.4840%	0.1120%	Actual/360	120	115	360	355	01/06/2012
Loan	48	StorQuest Figueroa	0.4%	1	UBSRES	5,650,000	5,624,828	4,825,394	Self Storage	Self Storage	6.2360%	0.1120%	Actual/360	120	115	360	355	01/06/2012
Loan	49	Parsons Village Shopping Center	0.4%	1	UBSRES	5,500,000	5,493,957	4,591,302	Retail	Shadow Anchored	5.4800%	0.1120%	Actual/360	120	119	360	359	05/06/2012
Loan	50	Neshonoc Lakeside	0.4%	1	UBSRES	5,500,000	5,483,486	4,664,099	Manufactured Housing Community	Manufactured Housing Community	6.0000%	0.1120%	Actual/360	120	117	360	357	03/06/2012
Loan	51	Friendly Village MHC	0.4%	1	UBSRES	5,440,000	5,417,056	4,678,872	Manufactured Housing Community	Manufactured Housing Community	6.4840%	0.1120%	Actual/360	120	115	360	355	01/06/2012
Loan	52	StorQuest Parker	0.4%	1	UBSRES	5,325,000	5,313,742	4,425,466	Self Storage	Self Storage	5.3350%	0.1120%	Actual/360	120	118	360	358	04/06/2012
Loan	53	Go Store It Self Storage	0.4%	1	UBSRES	5,300,000	5,294,620	4,480,958	Self Storage	Self Storage	5.8980%	0.1120%	Actual/360	120	119	360	359	05/06/2012
Loan	54	Shoppes at Fishhawk	0.4%	1	UBSRES	4,810,000	4,802,831	3,697,946	Retail	Anchored	5.7890%	0.1720%	Actual/360	120	119	300	299	05/06/2012
Loan	55	Whittaker Oaks MHC	0.4%	1	UBSRES	4,750,000	4,745,137	4,010,566	Manufactured Housing Community	Manufactured Housing Community	5.8530%	0.1120%	Actual/360	120	119	360	359	05/06/2012
Loan	56	Building Plastics Warehouse	0.3%	1	Barclays Bank, PLC	4,628,000	4,619,443	3,919,271	Industrial	Warehouse	5.9500%	0.1120%	Actual/360	120	118	360	358	04/01/2012
Loan	57	Storage Post - Jefferson	0.3%	1	UBSRES	4,350,000	4,345,370	3,650,149	Self Storage	Self Storage	5.6480%	0.1520%	Actual/360	120	119	360	359	05/06/2012
Loan	58	6666 Harwin	0.3%	1	Barclays Bank, PLC	4,300,000	4,300,000	3,570,720	Office	Suburban	5.3100%	0.1120%	Actual/360	120	120	360	360	06/01/2012
Loan	59	The Fresh Market	0.3%	1	AMF II LLC	4,000,000	4,000,000	3,266,992	Retail	Single Tenant	4.8000%	0.1120%	Actual/360	120	120	360	360	06/01/2012
Loan	60	Kohl’s Department Store Warsaw	0.3%	1	AMF II LLC	3,900,000	3,891,764	3,241,698	Retail	Single Tenant	5.3400%	0.1520%	Actual/360	120	118	360	358	04/01/2012
Loan	61	Thicket Hill MHC	0.3%	1	UBSRES	3,850,000	3,812,418	2,980,948	Manufactured Housing Community	Manufactured Housing Community	5.9900%	0.1120%	Actual/360	120	113	300	293	11/01/2011
Loan	62	Shops at Clinton Keith	0.3%	1	UBSRES	3,768,000	3,754,451	3,225,572	Retail	Unanchored	6.3215%	0.1120%	Actual/360	120	116	360	356	02/06/2012
Loan	63	Front Range Self Storage	0.2%	1	UBSRES	3,250,000	3,246,591	2,733,560	Self Storage	Self Storage	5.7255%	0.1120%	Actual/360	120	119	360	359	05/06/2012
Loan	64	Woodbridge Plaza	0.2%	1	UBSRES	2,300,000	2,296,129	1,971,358	Retail	Unanchored	6.3650%	0.1120%	Actual/360	120	118	360	358	04/06/2012

UBS 2012-C1

ANNEX A-1 - CERTAIN CHARACTERISTICS OF THE MORTGAGE LOANS AND MORTGAGED PROPERTIES

Annual

Monthly

Remaining

Crossed

Total Debt

Maturity

ARD Loan

Final

Debt

Interest Only

Cash

With

Underwritten

Grace

Payment

Appraised

Property Flag

Property Name

Date

(Yes/No)

Maturity Date

Service($)(6)

Period

Lockbox(7)

Management(8)

Other Loans

Borrower

NOI DSCR(9)

NCF DSCR(9)

NOI DSCR

NCF DSCR

Period(10)

Date

Value($)(11)

Loan

Dream Hotel Downtown Net Lease

03/06/2022

Yes

03/06/2032

6,301,116.72

525,093.06

118

Hard

In Place

1.13x

170,000,000

Loan

Civic Opera House

02/06/2022

6,749,360.40

562,446.70

Hard

In Place

1.39x

1.23x

1.39x

1.23x

130,000,000

Loan

Trinity Centre

09/06/2021

6,427,615.44

535,634.62

Hard

In Place

1.44x

1.31x

1.15x

1.04x

270,000,000

Loan

Poughkeepsie Galleria

11/06/2021

6,445,413.84

537,117.82

Hard

In Place

1.34x

1.28x

1.10x

1.05x

237,000,000

Loan

Hartford 21

04/06/2022

5,081,339.88

423,444.99

Springing Hard

Springing

1.34x

1.29x

1.34x

1.29x

108,000,000

Loan

Hilton Nashville Downtown

02/06/2022

4,721,309.88

393,442.49

Hard

Springing

2.13x

1.90x

2.13x

1.90x

102,000,000

Loan

1700 Market Street

10/06/2016

4,009,220.28

334,101.69

Hard

In Place

1.55x

1.41x

1.33x

1.20x

160,000,000

Loan

Bridgewater Falls

02/06/2022

4,213,937.16

351,161.43

Hard

Springing

Yes (A)

1.42x

1.32x

1.42x

1.32x

82,600,000

Loan

101 5th Avenue

03/06/2022

3,516,437.40

293,036.45

Springing Hard

Springing

1.35x

1.29x

1.35x

1.29x

85,000,000

Rollup

Tharaldson Portfolio

04/06/2022

3,145,887.48

262,157.29

Hard

Springing

Tharaldson

Yes (B)

1.62x

1.43x

1.62x

1.43x

61,100,000

Loan

Rancho Cucamonga/Ontario Courtyard by Marriott

04/06/2022

744,772.44

62,064.37

Hard

Springing

Tharaldson

Yes (B)

1.61x

1.42x

1.61x

1.42x

14,200,000

Loan

Dayton Residence Inn

04/06/2022

667,191.96

55,599.33

Hard

Springing

Tharaldson

Yes (B)

1.61x

1.45x

1.61x

1.45x

12,300,000

Loan

Rancho Cucamonga/Ontario Hilton Garden Inn

04/06/2022

620,643.60

51,720.30

Hard

Springing

Tharaldson

Yes (B)

1.64x

1.42x

1.64x

1.42x

13,000,000

Loan

Corona Residence Inn

04/06/2022

577,974.36

48,164.53

Hard

Springing

Tharaldson

Yes (B)

1.62x

1.43x

1.62x

1.43x

11,700,000

Loan

San Bernardino Fairfield Inn

04/06/2022

535,305.12

44,608.76

Hard

Springing

Tharaldson

Yes (B)

1.61x

1.44x

1.61x

1.44x

9,900,000

Loan

Tollgate Marketplace

04/01/2022

1,715,753.52

142,979.46

119

Hard

Springing

2.61x

2.34x

2.61x

2.34x

62,700,000

Loan

Fort Smith Pavilion

02/06/2022

2,396,681.16

199,723.43

Hard

Springing

Yes (A)

1.46x

1.35x

1.46x

1.35x

45,300,000

Loan

TNP Portfolio

02/01/2017

2,370,709.20

197,559.10

Hard

In Place

1.60x

1.45x

1.60x

1.45x

54,700,000

Property

13.01

Pinehurst Square East

16,000,000

Property

13.02

Moreno Marketplace

15,700,000

Property

13.03

Topaz Marketplace

13,000,000

Property

13.04

Northgate Plaza

10,000,000

Loan

Meadows Crossing

03/06/2022

1,743,227.16

145,268.93

Hard

Springing

1.48x

1.42x

1.48x

1.42x

35,400,000

Loan

CrossMar Cold Storage

05/01/2022

1,858,453.32

154,871.11

Hard

In Place

1.51x

1.41x

1.51x

1.41x

35,000,000

Loan

Emerald Coast Hotel Portfolio

04/06/2022

1,481,211.36

123,434.28

Hard

In Place

1.73x

1.57x

1.73x

1.57x

30,200,000

Property

16.01

Hilton Garden Inn Clarksburg

21,500,000

Property

16.02

Hampton Inn Elkins

8,700,000

Loan

Village Shopping Center

01/06/2022

1,339,927.56

111,660.63

Hard

Springing

1.63x

1.54x

1.63x

1.54x

29,000,000

Loan

Gladstone Portfolio

05/01/2022

1,482,975.84

123,581.32

Hard

Springing

1.57x

1.36x

1.57x

1.36x

30,290,000

Property

18.01

Fiserv Call Center

10,800,000

Property

18.02

Cummins Building

9,200,000

Property

18.03

Consolidated Metco

5,890,000

Property

18.04

Paychex Building

4,400,000

Loan

Westminster Square

04/01/2022

1,285,676.64

107,139.72

Soft Springing Hard

Springing

1.60x

1.40x

1.60x

1.40x

26,900,000

Rollup

Devonshire Portfolio

02/01/2022

1,284,790.92

107,065.91

Soft Springing Hard

Springing

Devonshire

Yes (C)

1.62x

1.39x

1.62x

1.39x

23,550,000

Loan

20.01

Devonshire Portfolio - Pine Lake Center

02/01/2022

422,038.92

35,169.91

Soft Springing Hard

Springing

Devonshire

Yes (C)

1.53x

1.30x

1.53x

1.30x

7,700,000

Loan

20.02

Devonshire Portfolio - Reynolds Plaza

02/01/2022

373,485.72

31,123.81

Soft Springing Hard

Springing

Devonshire

Yes (C)

1.67x

1.43x

1.67x

1.43x

7,100,000

Loan

20.03

Devonshire Portfolio - DeVeaux Village

02/01/2022

321,197.76

26,766.48

Soft Springing Hard

Springing

Devonshire

Yes (C)

1.62x

1.40x

1.62x

1.40x

5,750,000

Loan

20.04

Devonshire Portfolio - Amberwood Plaza

02/01/2022

168,068.52

14,005.71

Soft Springing Hard

Springing

Devonshire

Yes (C)

1.76x

1.51x

1.76x

1.51x

3,000,000

Rollup

Action Hotel Portfolio

02/01/2022

1,301,933.04

108,494.42

Soft Springing Hard

Springing

Action Hotel

Yes (D)

1.89x

1.71x

1.89x

1.71x

25,800,000

Loan

21.01

Action Hotel Portfolio - Dewitt

02/01/2022

566,723.76

47,226.98

Soft Springing Hard

Springing

Action Hotel

Yes (D)

1.98x

1.81x

1.98x

1.81x

11,000,000

Loan

21.02

Action Hotel Portfolio - Van Buren

02/01/2022

375,263.04

31,271.92

Soft Springing Hard

Springing

Action Hotel

Yes (D)

1.82x

1.62x

1.82x

1.62x

7,400,000

Loan

21.03

Action Hotel Portfolio - Cicero

02/01/2022

359,946.24

29,995.52

Soft Springing Hard

Springing

Action Hotel

Yes (D)

1.84x

1.64x

1.84x

1.64x

7,400,000

Loan

Residence Inn Richmond

04/06/2022

1,092,649.68

91,054.14

Hard

Springing

1.82x

1.69x

1.82x

1.69x

25,300,000

Loan

One Burlington Avenue

01/06/2022

1,052,776.68

87,731.39

Hard

Springing

1.84x

1.62x

1.84x

1.62x

27,075,000

Loan

Cumberland Marketplace

04/06/2022

1,062,123.48

88,510.29

Hard

In Place

1.33x

1.25x

1.33x

1.25x

21,700,000

Loan

Powder Basin Shopping Center

03/06/2022

1,024,272.84

85,356.07

Hard

Springing

1.42x

1.33x

1.42x

1.33x

19,900,000

Loan

Crossroads Village

04/06/2022

964,448.64

80,370.72

Hard

In Place

1.57x

1.49x

1.57x

1.49x

19,500,000

Loan

Best Western Prospect Park

04/01/2022

968,251.32

80,687.61

Soft Springing Hard

Springing

1.54x

1.40x

1.54x

1.40x

23,130,000

Loan

Fresh Meadows Office

03/01/2022

785,281.32

65,440.11

None

NAP

1.42x

1.35x

1.42x

1.35x

16,800,000

Loan

American Tire Distributors

05/01/2022

794,125.08

66,177.09

Hard

In Place

1.43x

1.25x

1.43x

1.25x

19,200,000

Property

29.01

3099 Finger Mill Road

16,100,000

Property

29.02

712 North Main Street

3,100,000

Loan

Hayden Island - Harbor Shops

04/06/2022

720,323.16

60,026.93

Hard

Springing

1.62x

1.54x

1.62x

1.54x

16,000,000

Loan

Hunnington Place Shopping Center

05/06/2022

694,052.52

57,837.71

Hard

In Place

1.72x

1.59x

1.72x

1.59x

14,000,000

Loan

Back Bay Center

04/01/2022

664,771.56

55,397.63

Soft Springing Hard

In Place

1.45x

1.36x

1.45x

1.36x

13,300,000

Loan

Lynmar Flex

04/06/2022

686,352.00

57,196.00

Hard

Springing

1.65x

1.52x

1.65x

1.52x

15,000,000

Loan

Pangea 2 Apartment Portfolio

03/01/2022

662,655.00

55,221.25

None

NAP

1.95x

1.85x

1.95x

1.85x

17,400,000

Property

34.01

447 North Austin Boulevard

2,000,000

Property

34.02

654 North Pine Avenue

1,600,000

Property

34.03

703 North Austin Boulevard

1,250,000

Property

34.04

5011 West Maypole Avenue

1,200,000

Property

34.05

8109-17 South Ashland Avenue

1,100,000

Property

34.06

304 East 147th Street

1,000,000

Property

34.07

6104 South Campbell Avenue

1,000,000

Property

34.08

1245-51 South California Avenue

1,000,000

Property

34.09

6401-03 South California Avenue

850,000

Property

34.1

647 North Mayfield Avenue

800,000

Property

34.11

602 North Lorel Avenue

800,000

Property

34.12

617 North Central Avenue

750,000

Property

34.13

6356-58 South Francisco Avenue

725,000

Property

34.14

819-21 South Independence Boulevard

700,000

Property

34.15

3650-54 West 18th Street

600,000

Property

34.16

327-29 South Central Park Boulevard

550,000

Property

34.17

543-49 West 74th Street

525,000

Property

34.18

5800 West Iowa Street

500,000

Property

34.19

7754-56 South Marshfield Avenue

450,000

Loan

Los Robles Professional Park

02/06/2022

637,412.04

53,117.67

Hard

Springing

1.42x

1.31x

1.42x

1.31x

13,000,000

Loan

Quince Center

03/06/2017

590,817.84

49,234.82

Hard

Springing

1.70x

1.47x

1.70x

1.47x

12,400,000

Loan

Hilton Garden Inn Aiken

04/06/2022

613,872.96

51,156.08

Hard

Springing

1.73x

1.52x

1.73x

1.52x

13,200,000

Loan

Briarcliff Apartments

02/01/2022

526,836.60

43,903.05

None

NAP

1.53x

1.36x

1.53x

1.36x

9,950,000

Loan

Cliff Park Apartments

04/06/2022

518,150.52

43,179.21

Hard

Springing

1.56x

1.35x

1.56x

1.35x

10,000,000

Loan

2300 Valley View

05/01/2022

477,469.92

39,789.16

Hard

Springing

Yes (G)

1.89x

1.46x

1.89x

1.46x

10,940,000

Loan

415 N Dearborn Street

03/06/2022

486,658.44

40,554.87

Soft Springing Hard

Springing

Yes (F)

1.83x

1.67x

1.83x

1.67x

11,280,000

Loan

Lakeside Village

04/06/2022

454,486.08

37,873.84

Soft Springing Hard

Springing

1.55x

1.43x

1.55x

1.43x

9,500,000

Loan

Southport & Sheffield

01/06/2022

458,661.24

38,221.77

Springing Hard

Springing

Yes (F)

1.59x

1.52x

1.59x

1.52x

10,440,000

Property

43.01

Southport

5,340,000

Property

43.02

Sheffield

5,100,000

Loan

56 Perimeter East

04/06/2022

447,962.64

37,330.22

Hard

Springing

1.89x

1.58x

1.89x

1.58x

9,450,000

Loan

Mesa Ridge MHC

12/06/2021

446,380.80

37,198.40

Springing Soft

Springing

Yes (E)

1.52x

1.47x

1.52x

1.47x

10,170,000

Loan

Forum II Shopping Center

04/06/2022

413,802.48

34,483.54

Hard

In Place

1.40x

1.31x

1.40x

1.31x

7,800,000

Loan

Country Club MHC

12/06/2021

427,828.92

35,652.41

Springing Soft

Springing

Yes (E)

1.41x

1.36x

1.41x

1.36x

9,450,000

Loan

StorQuest Figueroa

12/06/2021

416,839.08

34,736.59

Hard

Springing

Yes (H)

1.31x

1.29x

1.31x

1.29x

7,800,000

Loan

Parsons Village Shopping Center

04/06/2022

373,912.92

31,159.41

Hard

Springing

1.67x

1.48x

1.67x

1.48x

7,900,000

Loan

Neshonoc Lakeside

02/06/2022

395,703.36

32,975.28

Springing Hard

Springing

1.37x

1.34x

1.37x

1.34x

7,350,000

Loan

Friendly Village MHC

12/06/2021

411,927.36

34,327.28

Springing Soft

Springing

Yes (E)

1.46x

1.41x

1.46x

1.41x

8,700,000

Loan

StorQuest Parker

03/06/2022

356,229.84

29,685.82

Hard

Springing

Yes (H)

1.49x

1.47x

1.49x

1.47x

7,400,000

Loan

Go Store It Self Storage

04/06/2022

377,153.40

31,429.45

Hard

Springing

1.43x

1.41x

1.43x

1.41x

7,300,000

Loan

Shoppes at Fishhawk

04/06/2022

364,481.76

30,373.48

Hard

Springing

1.60x

1.46x

1.60x

1.46x

7,400,000

Loan

Whittaker Oaks MHC

04/06/2022

336,375.48

28,031.29

Soft Springing Hard

Springing

1.62x

1.58x

1.62x

1.58x

7,000,000

Loan

Building Plastics Warehouse

03/01/2022

331,183.20

27,598.60

Hard

Springing

1.59x

1.40x

1.59x

1.40x

7,250,000

Loan

Storage Post - Jefferson

04/06/2022

301,251.12

25,104.26

Hard

Springing

1.64x

1.61x

1.64x

1.61x

6,400,000

Loan

6666 Harwin

05/01/2022

286,857.72

23,904.81

Hard

Springing

Yes (G)

1.82x

1.46x

1.82x

1.46x

6,150,000

Loan

The Fresh Market

05/01/2022

251,839.32

20,986.61

Soft Springing Hard

In Place

Yes (I)

1.71x

1.66x

1.71x

1.66x

6,900,000

Loan

Kohl’s Department Store Warsaw

03/01/2022

261,046.32

21,753.86

Hard

In Place

Yes (I)

1.54x

1.38x

1.54x

1.38x

6,500,000

Loan

Thicket Hill MHC

10/01/2021

297,384.84

24,782.07

None

NAP

1.50x

1.46x

1.50x

1.46x

5,850,000

Loan

Shops at Clinton Keith

01/06/2022

280,508.76

23,375.73

Hard

In Place

1.49x

1.39x

1.49x

1.39x

5,550,000

Loan

Front Range Self Storage

04/06/2022

226,986.84

18,915.57

Hard

Springing

1.60x

1.55x

1.60x

1.55x

4,400,000

Loan

Woodbridge Plaza

03/06/2022

172,007.64

14,333.97

Hard

In Place

1.73x

1.54x

1.73x

1.54x

3,560,000

UBS 2012-C1

ANNEX A-1 - CERTAIN CHARACTERISTICS OF THE MORTGAGE LOANS AND MORTGAGED PROPERTIES

				Cut-Off		Total Debt	Total Debt
			Appraisal	Date LTV	LTV Ratio at	Cut-Off Date	LTV Ratio at						Year	Year
Property Flag	ID	Property Name	As-of Date	Ratio(9)	Maturity(9)	LTV Ratio	Maturity	Address	City	County	State	Zip Code	Built	Renovated
Loan	1	Dream Hotel Downtown Net Lease	02/01/2012	70.6%	70.6%	70.6%	70.6%	346 West 17th Street	New York	New York	NY	10011	NAP	NAP
Loan	2	Civic Opera House	01/23/2012	72.9%	61.8%	72.9%	61.8%	20 North Wacker Drive	Chicago	Cook	IL	60606	1929	2007-2011
Loan	3	Trinity Centre	08/01/2011	59.3%	51.3%	68.5%	60.5%	111-115 Broadway	New York	New York	NY	10006	1905, 1907	2001
Loan	4	Poughkeepsie Galleria	10/17/2011	65.1%	57.3%	73.9%	65.1%	2001 South Road	Poughkeepsie	Dutchess	NY	12601	1987	NAP
Loan	5	Hartford 21	02/28/2012	69.4%	60.8%	69.4%	60.8%	225 Trumbull Street	Hartford	Hartford	CT	06103	2006	NAP
Loan	6	Hilton Nashville Downtown	01/01/2012	64.4%	48.7%	64.4%	48.7%	121 4th Avenue South	Nashville	Davidson	TN	37201	2000	2010
Loan	7	1700 Market Street	09/01/2011	69.4%	66.5%	77.0%	74.1%	1700-1740 Market Street	Philadelphia	Philadelphia	PA	19103	1969	1989, 1998, 2005
Loan	8	Bridgewater Falls	12/15/2011	73.0%	61.6%	73.0%	61.6%	3385 Princeton Road	Hamilton	Butler	OH	45011	2005-2011	NAP
Loan	9	101 5th Avenue	02/01/2012	61.6%	51.3%	61.6%	51.3%	101 Fifth Avenue	New York	New York	NY	10003	1908	NAP
Rollup	10	Tharaldson Portfolio	Various	66.3%	51.5%	66.3%	51.5%	Various	Various	Various	Various	Various	Various	NAP
Loan	10	Rancho Cucamonga/Ontario Courtyard by Marriott	01/12/2012	67.5%	52.4%	67.5%	52.4%	11525 Mission Vista Drive	Rancho Cucamonga	San Bernardino	CA	91730	2006	NAP
Loan	10	Dayton Residence Inn	01/13/2012	69.8%	54.2%	69.8%	54.2%	7227 York Center Drive	Dayton	Montgomery	OH	45414	2009	NAP
Loan	10	Rancho Cucamonga/Ontario Hilton Garden Inn	01/12/2012	61.5%	47.7%	61.5%	47.7%	11481 Mission Vista Drive	Rancho Cucamonga	San Bernardino	CA	91730	2006	NAP
Loan	10	Corona Residence Inn	01/12/2012	63.6%	49.4%	63.6%	49.4%	1015 Montecito Drive	Corona	Riverside	CA	92879	2005	NAP
Loan	10	San Bernardino Fairfield Inn	01/13/2012	69.6%	54.0%	69.6%	54.0%	1041 East Harriman Place	San Bernardino	San Bernardino	CA	92408	2006	NAP
Loan	11	Tollgate Marketplace	02/20/2012	55.8%	55.8%	55.8%	55.8%	615 Bel Air Rd	Bel Air	Harford	MD	21014	1982-1996	NAP
Loan	12	Fort Smith Pavilion	12/19/2011	74.8%	63.3%	74.8%	63.3%	3935 Phoenix Avenue	Fort Smith	Sebastian	AR	72903	2009	NAP
Loan	13	TNP Portfolio	Various	60.5%	56.7%	60.5%	56.7%	Various	Various	Various	Various	Various	Various	Various
Property	13.01	Pinehurst Square East	11/26/2011					901 West Interstate Ave	Bismarck	Burleigh	ND	58503	2006	NAP
Property	13.02	Moreno Marketplace	12/02/2011					14425 and 14485 Moreno Beach Drive	Moreno Valley	Riverside	CA	92555	2008	NAP
Property	13.03	Topaz Marketplace	12/02/2011					14101, 14135, 14177 Main St	Hesperia	San Bernardino	CA	92345	2008	NAP
Property	13.04	Northgate Plaza	11/21/2011					3901-3999 E. Grant Road & 2402 N. Alvernon Way	Tucson	Pima	AZ	85712	1980/1981/1992/1997	2005
Loan	14	Meadows Crossing	02/13/2012	74.7%	61.9%	74.7%	61.9%	10745 48th Avenue	Allendale	Ottawa	MI	49401	2007	NAP
Loan	15	CrossMar Cold Storage	03/16/2012	64.9%	41.5%	64.9%	41.5%	801 W. Easy St	Rogers	Benton	AR	72756	2006, 2008	NAP
Loan	16	Emerald Coast Hotel Portfolio	Various	64.9%	49.9%	64.9%	49.9%	Various	Various	Various	WV	Various	Various	NAP
Property	16.01	Hilton Garden Inn Clarksburg	01/23/2012					606 Emily Drive	Clarksburg	Harrison	WV	26301	2007	NAP
Property	16.02	Hampton Inn Elkins	01/25/2012					480 Plantation Drive	Elkins	Randolph	WV	26241	2008	NAP
Loan	17	Village Shopping Center	09/01/2011	66.2%	55.8%	66.2%	55.8%	1252-1262 Springfield Avenue	New Providence	Union	NJ	07974	1965	1998, 2010
Loan	18	Gladstone Portfolio	Various	62.7%	48.7%	62.7%	48.7%	Various	Various	Various	Various	Various	Various	Various
Property	18.01	Fiserv Call Center	11/29/2011					2415 Century Place South East	Hickory	Catawba	NC	28602	2008	NAP
Property	18.02	Cummins Building	11/30/2011					6499 University Avenue North East	Fridley	Anoka	MN	55432	1985	2006
Property	18.03	Consolidated Metco	11/30/2011					171 Great Oak Drive	Canton	Haywood	NC	28716	1998	NAP
Property	18.04	Paychex Building	11/29/2011					100 East Hines Hill Road	Boston Heights	Summit	OH	44236	2011	NAP
Loan	19	Westminster Square	12/27/2011	68.7%	57.8%	68.7%	57.8%	10 Dorrance Street	Providence	Providence	RI	2903	1960, 1968	2002-2008
Rollup	20	Devonshire Portfolio	Various	72.7%	55.9%	72.7%	55.9%	Various	Various	Various	Various	Various	Various	Various
Loan	20.01	Devonshire Portfolio - Pine Lake Center	12/10/2011	73.0%	56.1%	73.0%	56.1%	25-71 Pine Lake Avenue	LaPorte	LaPorte	IN	46350	1989	2011
Loan	20.02	Devonshire Portfolio - Reynolds Plaza	12/06/2011	70.1%	53.9%	70.1%	53.9%	2531-2453 South Reynolds Road	Toledo	Lucas	OH	43614	1972	2001
Loan	20.03	Devonshire Portfolio - DeVeaux Village	12/06/2011	74.4%	57.2%	74.4%	57.2%	2600 West Sylvania Avenue	Toledo	Lucas	OH	43613	1968	2008
Loan	20.04	Devonshire Portfolio - Amberwood Plaza	12/06/2011	74.7%	57.4%	74.7%	57.4%	75-85 Amberwood Parkway	Ashland	Ashland	OH	44805	2007	NAP
Rollup	21	Action Hotel Portfolio	01/01/2012	65.6%	50.8%	65.6%	50.8%	Various	Various	Onondaga	NY	Various	Various	Various
Loan	21.01	Action Hotel Portfolio - Dewitt	01/01/2012	67.0%	51.9%	67.0%	51.9%	5908 Widewaters Parkway	East Syracuse	Onondaga	NY	13057	2009	NAP
Loan	21.02	Action Hotel Portfolio - Van Buren	01/01/2012	65.9%	51.1%	65.9%	51.1%	6946 Winchell Road	Warners	Onondaga	NY	13164	2006	2009
Loan	21.03	Action Hotel Portfolio - Cicero	01/01/2012	63.2%	49.0%	63.2%	49.0%	5860 Carmenica Drive	Cicero	Onondaga	NY	13039	2010	NAP
Loan	22	Residence Inn Richmond	01/30/2012	60.4%	45.5%	60.4%	45.5%	800 Bermuda Hundred Road	Chester	Chesterfield	VA	23836	2009	NAP
Loan	23	One Burlington Avenue	12/27/2011	55.5%	46.9%	55.5%	46.9%	1 Burlington Avenue	Wilmington	Middlesex	MA	01887	1962-1975	1998-2000, 2008
Loan	24	Cumberland Marketplace	02/04/2012	69.1%	58.4%	69.1%	58.4%	6560 Carlisle Pike	Mechanicsburg	Cumberland	PA	17050	2001	NAP
Loan	25	Powder Basin Shopping Center	12/06/2011	74.2%	62.4%	74.2%	62.4%	2610 South Douglas Highway	Gillette	Campbell	WY	82718	1981-1982	NAP
Loan	26	Crossroads Village	02/16/2012	74.9%	62.1%	74.9%	62.1%	47152-47330 Michigan Avenue	Canton Township	Wayne	MI	48188	2007	NAP
Loan	27	Best Western Prospect Park	02/27/2012	56.1%	42.9%	56.1%	42.9%	764 4th Avenue	Brooklyn	Kings	NY	11232	2010	NAP
Loan	28	Fresh Meadows Office	01/20/2012	68.3%	57.2%	68.3%	57.2%	163-03 Horace Harding Expressway	Fresh Meadows	Queens	NY	11365	1972	2011
Loan	29	American Tire Distributors	Various	57.3%	43.3%	57.3%	43.3%	Various	Various	Various	Various	Various	Various	Various
Property	29.01	3099 Finger Mill Road	03/19/2012					3099 Finger Mill Road	Lincolnton	Lincoln	NC	28092	1996	NAP
Property	29.02	712 North Main Street	03/20/2012					712 North Main Street	Mauldin	Greenville	SC	29662	1988	1994
Loan	30	Hayden Island - Harbor Shops	12/15/2011	65.6%	54.9%	65.6%	54.9%	11915-12229 North Center Avenue	Portland	Multnomah	OR	97217	1976-2008	NAP
Loan	31	Hunnington Place Shopping Center	01/26/2012	72.9%	60.8%	72.9%	60.8%	1808-1876 South Hurstbourne Parkway	Louisville	Jefferson	KY	40220	1986-1987	NAP
Loan	32	Back Bay Center	03/05/2012	73.6%	61.5%	73.6%	61.5%	2651-2675 Irvine Avenue	Costa Mesa	Orange	CA	92627	1981	NAP
Loan	33	Lynmar Flex	02/13/2012	64.9%	54.8%	64.9%	54.8%	13930 - 13966 Lynmar Boulevard and 12601 - 12701 Race Track Road	Tampa	Hillsborough	FL	33626	1998-2006	NAP
Loan	34	Pangea 2 Apartment Portfolio	01/05/2012	53.3%	45.2%	53.3%	45.2%	Various	Various	Cook	IL	Various	Various	2010
Property	34.01	447 North Austin Boulevard	01/05/2012					447 North Austin Boulevard	Chicago	Cook	IL	60644	1901	2010
Property	34.02	654 North Pine Avenue	01/05/2012					654 North Pine Avenue	Chicago	Cook	IL	60644	1931	2010
Property	34.03	703 North Austin Boulevard	01/05/2012					703 North Austin Boulevard	Chicago	Cook	IL	60644	1934	2010
Property	34.04	5011 West Maypole Avenue	01/05/2012					5011 West Maypole Avenue	Chicago	Cook	IL	60644	1928	2010
Property	34.05	8109-17 South Ashland Avenue	01/05/2012					8109-17 South Ashland Avenue	Chicago	Cook	IL	60620	1930	2010
Property	34.06	304 East 147th Street	01/05/2012					304 East 147th Street	Harvey	Cook	IL	60426	1962	2010
Property	34.07	6104 South Campbell Avenue	01/05/2012					6104 South Campbell Avenue	Chicago	Cook	IL	60629	1935	2010
Property	34.08	1245-51 South California Avenue	01/05/2012					1245-51 South California Avenue	Chicago	Cook	IL	60623	1928	2010
Property	34.09	6401-03 South California Avenue	01/05/2012					6401-03 South California Avenue	Chicago	Cook	IL	60629	1928	2010
Property	34.1	647 North Mayfield Avenue	01/05/2012					647 North Mayfield Avenue	Chicago	Cook	IL	60644	1930	2010
Property	34.11	602 North Lorel Avenue	01/05/2012					602 North Lorel Avenue	Chicago	Cook	IL	60644	1927	2010
Property	34.12	617 North Central Avenue	01/05/2012					617 North Central Avenue	Chicago	Cook	IL	60644	1930	2010
Property	34.13	6356-58 South Francisco Avenue	01/05/2012					6356-58 South Francisco Avenue	Chicago	Cook	IL	60629	1927	2010
Property	34.14	819-21 South Independence Boulevard	01/05/2012					819-21 South Independence Boulevard	Chicago	Cook	IL	60624	1901	2010
Property	34.15	3650-54 West 18th Street	01/05/2012					3650-54 West 18th Street	Chicago	Cook	IL	60623	1911	2010
Property	34.16	327-29 South Central Park Boulevard	01/05/2012					327-29 South Central Park Boulevard	Chicago	Cook	IL	60624	1911	2010
Property	34.17	543-49 West 74th Street	01/05/2012					543-49 West 74th Street	Chicago	Cook	IL	60621	1921	2010
Property	34.18	5800 West Iowa Street	01/05/2012					5800 West Iowa Street	Chicago	Cook	IL	60651	1931	2010
Property	34.19	7754-56 South Marshfield Avenue	01/05/2012					7754-56 South Marshfield Avenue	Chicago	Cook	IL	60620	1930	2010
Loan	35	Los Robles Professional Park	12/23/2011	69.0%	58.5%	69.0%	58.5%	301-343 South Moorpark Road	Thousand Oaks	Ventura	CA	91361	1975	1999
Loan	36	Quince Center	01/19/2012	68.8%	64.2%	68.8%	64.2%	6555 Quince Road	Memphis	Shelby	TN	38119	1990	NAP
Loan	37	Hilton Garden Inn Aiken	02/07/2012	62.4%	47.7%	62.4%	47.7%	350 East Gate Drive	Aiken	Aiken	SC	29803	2009	NAP
Loan	38	Briarcliff Apartments	12/21/2011	74.6%	63.2%	74.6%	63.2%	4805 Transit Road	Depew	Erie	NY	14043	1986, 1987, 1990	NAP
Loan	39	Cliff Park Apartments	01/11/2012	71.9%	61.1%	71.9%	61.1%	220 East Overton Road	Dallas	Dallas	TX	75216	1985	NAP
Loan	40	2300 Valley View	03/08/2012	64.0%	53.5%	64.0%	53.5%	2300 Valley View Lane	Irving	Dallas	TX	75062	1984	2005
Loan	41	415 N Dearborn Street	01/19/2012	61.9%	52.1%	61.9%	52.1%	415 North Dearborn Street	Chicago	Cook	IL	60654	1923	2010-2012
Loan	42	Lakeside Village	12/07/2011	71.0%	59.2%	71.0%	59.2%	9661-9669 N Central Expressway	Dallas	Dallas	TX	75231	1986	2011
Loan	43	Southport & Sheffield	11/29/2011	62.0%	52.5%	62.0%	52.5%	Various	Chicago	Cook	IL	60657	Various	Various
Property	43.01	Southport	11/29/2011					2852-2856 North Southport Avenue & 1411 West George Street	Chicago	Cook	IL	60657	1900	2005
Property	43.02	Sheffield	11/29/2011					2954 North Sheffield Avenue	Chicago	Cook	IL	60657	1938	2010
Loan	44	56 Perimeter East	12/14/2011	63.4%	54.4%	63.4%	54.4%	56 Perimeter Center East	Atlanta	DeKalb	GA	30346	1977	2010
Loan	45	Mesa Ridge MHC	10/26/2011	57.7%	49.9%	57.7%	49.9%	1402 West Ajo Way	Tucson	Pima	AZ	85713	1964	1997
Loan	46	Forum II Shopping Center	12/27/2011	74.9%	63.3%	74.9%	63.3%	300 Forum Drive	Columbia	Richland	SC	29229	2006	NAP
Loan	47	Country Club MHC	10/26/2011	59.5%	51.4%	59.5%	51.4%	5600 South Country Club Road	Tucson	Pima	AZ	85706	1985	NAP
Loan	48	StorQuest Figueroa	08/18/2011	72.1%	61.9%	72.1%	61.9%	2222 North Figueroa Street	Los Angeles	Los Angeles	CA	90065	1990	NAP
Loan	49	Parsons Village Shopping Center	03/07/2012	69.5%	58.1%	69.5%	58.1%	750 Martin Luther King Jr. Boulevard	Seffner	Hillsborough	FL	33584	1983	NAP
Loan	50	Neshonoc Lakeside	12/01/2011	74.6%	63.5%	74.6%	63.5%	N5334 Neshonoc Road	West Salem	LaCrosse	WI	54669	1965	2002
Loan	51	Friendly Village MHC	10/10/2011	62.3%	53.8%	62.3%	53.8%	200 North 35th Avenue	Greeley	Weld	CO	80634	1970	NAP
Loan	52	StorQuest Parker	01/19/2012	71.8%	59.8%	71.8%	59.8%	16980 Cottonwood Drive	Parker	Douglas	CO	80134	2004	NAP
Loan	53	Go Store It Self Storage	02/10/2012	72.5%	61.4%	72.5%	61.4%	7905 Spencer Highway	Pasadena	Harris	TX	77505	2003	NAP
Loan	54	Shoppes at Fishhawk	01/23/2012	64.9%	50.0%	64.9%	50.0%	16719 Fishhawk Boulevard	Lithia	Hillsborough	FL	33547	2000	NAP
Loan	55	Whittaker Oaks MHC	01/28/2012	67.8%	57.3%	67.8%	57.3%	11333 Whittaker Road	Augusta Township	Washtenaw	MI	48190	2003	NAP
Loan	56	Building Plastics Warehouse	12/01/2011	63.7%	54.1%	63.7%	54.1%	3263 Sharpe Ave & 1720 Cherokee Blvd	Memphis	Shelby	TN	38111	1986	2000
Loan	57	Storage Post - Jefferson	12/05/2011	67.9%	57.0%	67.9%	57.0%	225 River Road	Jefferson	Jefferson Parish	LA	70121	1994	NAP
Loan	58	6666 Harwin	03/20/2012	69.9%	58.1%	69.9%	58.1%	6666 Harwin Dr.	Houston	Harris	TX	77036	1981	NAP
Loan	59	The Fresh Market	04/01/2012	58.0%	47.3%	58.0%	47.3%	424 North Federal Highway	Ft. Lauderdale	Broward	FL	33301	2012	NAP
Loan	60	Kohl’s Department Store Warsaw	01/24/2012	59.9%	49.9%	59.9%	49.9%	590 West County Road 300 North	Warsaw	Kosciusko	IN	46582	2005	NAP
Loan	61	Thicket Hill MHC	08/04/2011	65.2%	51.0%	65.2%	51.0%	4 South Road	Hinsdale	Cheshire	NH	03451	1962	NAP
Loan	62	Shops at Clinton Keith	08/18/2011	67.6%	58.1%	67.6%	58.1%	32060, 32080, & 32100 Clinton Keith Road	Wildomar	Riverside	CA	92595	2007	NAP
Loan	63	Front Range Self Storage	02/06/2012	73.8%	62.1%	73.8%	62.1%	260 Beacon Lite Road	Monunent	El Paso	CO	80132	1982-1994	NAP
Loan	64	Woodbridge Plaza	08/29/2011	64.5%	55.4%	64.5%	55.4%	420 Grapevine Highway	Hurst	Tarrant	TX	76054	1986	NAP

UBS 2012-C1

ANNEX A-1 - CERTAIN CHARACTERISTICS OF THE MORTGAGE LOANS AND MORTGAGED PROPERTIES

			Net		Cut-off Balance
			Rentable Area	Units	per Unit						Second	Second	Second	Second	Third	Third	Third	Third
			(SF/Units/	of	(SF/Units/	Prepayment Provisions	Most Recent	Most Recent	Most Recent	Most Recent	Most Recent	Most Recent	Most Recent	Most Recent	Most Recent	Most Recent	Most Recent	Most Recent
Property Flag	ID	Property Name	Rooms/Pads)(3)(12)(13)	Measure(3)	Rooms/Pads)($)(3)(12)	(# of payments)(14)	NOI Date	EGI($)	Expenses($)	NOI($)	NOI Date	EGI($)	Expenses($)	NOI($)	NOI Date	EGI($)	Expenses($)	NOI($)
Loan	1	Dream Hotel Downtown Net Lease	316	Rooms	379,747	L(26), D(90), O(4)	12/31/2011	4,800,000	84,312	4,715,688	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Loan	2	Civic Opera House	916,258	Sq. Ft.	103	L(27), D(89), O(4)	T-12 11/30/2011	17,937,122	10,376,289	7,560,833	12/31/2010	18,821,546	10,483,129	8,338,417	12/31/2009	19,565,675	10,743,660	8,822,015
Loan	3	Trinity Centre	900,744	Sq. Ft.	178	L(32), D(84), O(4)	T-12 7/31/2011	32,011,003	16,303,924	15,707,079	12/31/2010	31,813,508	16,314,148	15,499,360	12/31/2009	32,771,417	16,358,067	16,413,350
Loan	4	Poughkeepsie Galleria	691,325	Sq. Ft.	223	L(30), D(86), O(4)	12/31/2011	24,183,049	9,872,607	14,310,443	12/31/2010	24,806,027	9,782,866	15,023,161	12/31/2009	24,687,889	9,371,969	15,315,920
Loan	5	Hartford 21	262	Units	286,260	L(25), D(91), O(4)	12/31/2011	9,635,293	3,382,750	6,252,543	12/31/2010	7,889,882	3,024,965	4,864,917	12/31/2009	7,469,916	4,223,226	3,246,690
Loan	6	Hilton Nashville Downtown	330	Rooms	199,017	L(27), D(89), O(4)	T-12 11/30/2011	18,946,226	8,785,554	10,160,672	12/31/2010	16,759,261	8,375,452	8,383,809	12/31/2009	15,231,591	8,118,366	7,113,225
Loan	7	1700 Market Street	841,172	Sq. Ft.	132	L(31), D(25), O(4)	T-12 8/31/2011	18,589,781	8,911,095	9,678,686	12/31/2010	17,773,183	8,752,252	9,020,931	12/31/2009	19,920,436	8,903,153	11,017,283
Loan	8	Bridgewater Falls	389,062	Sq. Ft.	155	L(27), D(89), O(4)	T-12 11/30/2011	7,717,552	2,372,837	5,344,715	12/31/2010	7,126,339	2,407,849	4,718,490	NAP	NAP	NAP	NAP
Loan	9	101 5th Avenue	80,821	Sq. Ft.	648	L(26), D(90), O(4)	12/31/2011	5,835,931	1,341,442	4,494,489	12/31/2010	4,232,813	1,182,810	3,050,003	12/31/2009	4,633,486	1,033,401	3,600,086
Rollup	10	Tharaldson Portfolio	533	Rooms	75,970	L(25), D(92), O(3)	12/31/2011	11,006,749	5,908,326	5,098,423	12/31/2010	9,755,830	5,278,060	4,477,769	12/31/2009	8,343,058	4,659,592	3,683,466
Loan	10	Rancho Cucamonga/Ontario Courtyard by Marriott	117	Rooms	81,934	L(25), D(92), O(3)	12/31/2011	2,525,796	1,341,270	1,184,525	12/31/2010	2,172,727	1,200,610	972,118	12/31/2009	2,154,685	1,165,335	989,350
Loan	10	Dayton Residence Inn	105	Rooms	81,787	L(25), D(92), O(3)	12/31/2011	2,218,951	1,106,250	1,112,701	12/31/2010	1,916,827	897,384	1,019,443	12/31/2009	554,946	426,127	128,818
Loan	10	Rancho Cucamonga/Ontario Hilton Garden Inn	122	Rooms	65,480	L(25), D(92), O(3)	12/31/2011	2,437,377	1,423,992	1,013,385	12/31/2010	2,281,293	1,295,951	985,342	12/31/2009	2,136,897	1,207,429	929,468
Loan	10	Corona Residence Inn	95	Rooms	78,309	L(25), D(92), O(3)	12/31/2011	2,093,241	1,173,373	919,868	12/31/2010	1,825,759	1,104,340	721,418	12/31/2009	1,851,638	1,055,863	795,775
Loan	10	San Bernardino Fairfield Inn	94	Rooms	73,299	L(25), D(92), O(3)	12/31/2011	1,731,384	863,440	867,944	12/31/2010	1,559,223	779,775	779,448	12/31/2009	1,644,891	804,837	840,054
Loan	11	Tollgate Marketplace	336,568	Sq. Ft.	104	L(24), YM1(92), O(4)	12/31/2011	5,990,722	1,566,346	4,424,376	12/31/2010	6,130,790	1,784,783	4,346,007	12/31/2009	6,016,978	1,494,149	4,522,829
Loan	12	Fort Smith Pavilion	280,357	Sq. Ft.	121	L(27), D(89), O(4)	T-12 11/30/2011	3,090,978	726,131	2,364,847	12/31/2010	438,223	106,521	331,702	NAP	NAP	NAP	NAP
Loan	13	TNP Portfolio	293,112	Sq. Ft.	113	L(25),YM1(32), O(3)	Various	5,406,137	1,720,792	3,685,345	12/31/2010	5,047,026	1,506,418	3,540,608	NAP	NAP	NAP	NAP
Property	13.01	Pinehurst Square East	114,292	Sq. Ft.	91		T-12 11/30/2011	1,762,155	537,511	1,224,644	12/31/2010	1,667,600	532,929	1,134,671	NAP	NAP	NAP	NAP
Property	13.02	Moreno Marketplace	70,387	Sq. Ft.	116		T-12 11/30/2011	1,321,602	468,120	853,482	12/31/2010	1,147,135	366,450	780,685	NAP	NAP	NAP	NAP
Property	13.03	Topaz Marketplace	50,319	Sq. Ft.	162		12/31/2011	1,212,180	308,828	903,352	12/31/2010	1,212,180	308,828	903,352	12/31/2009	989,662	257,682	731,980
Property	13.04	Northgate Plaza	58,114	Sq. Ft.	111		T-12 11/30/2011	1,110,200	406,333	703,867	12/31/2010	1,020,111	298,211	721,900	12/31/2009	1,065,438	291,960	773,478
Loan	14	Meadows Crossing	748	Units	35,350	L(26), D(91), O(3)	12/31/2011	3,861,151	1,477,873	2,383,278	12/31/2010	3,903,940	1,434,219	2,469,722	12/31/2009	3,949,953	1,353,940	2,596,013
Loan	15	CrossMar Cold Storage	277,000	Sq. Ft.	82	L(25),YM1(92), O(3)	12/31/2011	2,493,996	0	2,493,996	12/31/2010	2,154,996	0	2,154,996	12/31/2009	1,839,996	0	1,839,996
Loan	16	Emerald Coast Hotel Portfolio	193	Rooms	101,557	L(12), YM1(105), O(3)	T-12 2/29/2012	4,750,692	2,027,518	2,723,174	12/31/2010	4,114,505	1,943,879	2,170,626	NAP	NAP	NAP	NAP
Property	16.01	Hilton Garden Inn Clarksburg	112	Rooms	124,590		T-12 2/29/2012	3,428,771	1,404,243	2,024,528	12/31/2010	3,025,263	1,367,437	1,657,826	NAP	NAP	NAP	NAP
Property	16.02	Hampton Inn Elkins	81	Rooms	69,710		T-12 2/29/2012	1,321,921	623,275	698,646	12/31/2010	1,089,242	576,441	512,800	NAP	NAP	NAP	NAP
Loan	17	Village Shopping Center	109,065	Sq. Ft.	176	L(28), D(88), O(4)	T-12 11/30/2011	2,931,791	889,934	2,041,857	12/31/2010	2,714,588	703,729	2,010,859	12/31/2009	2,575,952	680,547	1,895,405
Loan	18	Gladstone Portfolio	390,150	Sq. Ft.	49	L(24), D(92), O(4)	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	18.01	Fiserv Call Center	60,000	Sq. Ft.	117		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	18.02	Cummins Building	74,160	Sq. Ft.	72		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	18.03	Consolidated Metco	230,990	Sq. Ft.	17		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	18.04	Paychex Building	25,000	Sq. Ft.	111		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Loan	19	Westminster Square	194,703	Sq. Ft.	95	L(25),D(91),O(4)	12/31/2011	4,147,303	1,928,129	2,219,174	12/31/2010	3,362,091	1,796,402	1,565,689	12/31/2009	2,790,217	1,834,761	955,456
Rollup	20	Devonshire Portfolio	382,814	Sq. Ft.	45	L(27),D(89),O(4)	Various	3,037,421	684,415	2,353,007	Various	2,717,348	798,797	1,918,551	Various	1,865,292	704,523	1,160,769
Loan	20.01	Devonshire Portfolio - Pine Lake Center	147,017	Sq. Ft.	38	L(27),D(89),O(4)	12/31/2011	1,033,140	325,348	707,792	12/31/2010	1,162,126	455,806	706,320	12/31/2009	1,018,799	410,342	608,457
Loan	20.02	Devonshire Portfolio - Reynolds Plaza	129,229	Sq. Ft.	39	L(27),D(89),O(4)	YTD 11/29/2011 Annualized	850,134	148,183	701,951	12/31/2010	853,055	300,383	552,673	12/31/2009	846,493	294,181	552,312
Loan	20.03	Devonshire Portfolio - DeVeaux Village	72,015	Sq. Ft.	59	L(27),D(89),O(4)	YTD 9/27/2011 Annualized	808,528	150,302	658,226	12/31/2010	702,167	42,609	659,558	NAP	NAP	NAP	NAP
Loan	20.04	Devonshire Portfolio - Amberwood Plaza	34,553	Sq. Ft.	65	L(27),D(89),O(4)	YTD 9/30/2011 Annualized	345,619	60,581	285,038	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Rollup	21	Action Hotel Portfolio	247	Rooms	68,522	L(27),D(90),O(3)	T-12 1/31/2012	4,532,900	1,998,913	2,533,986	12/31/2010	3,455,165	1,798,589	1,656,576	Various	755,037	493,147	261,890
Loan	21.01	Action Hotel Portfolio - Dewitt	89	Rooms	82,779	L(27),D(90),O(3)	T-12 1/31/2012	1,899,453	768,210	1,131,243	12/31/2010	1,539,226	669,254	869,972	NAP	NAP	NAP	NAP
Loan	21.02	Action Hotel Portfolio - Van Buren	87	Rooms	56,073	L(27),D(90),O(3)	T-12 1/31/2012	1,328,695	636,524	692,171	12/31/2010	1,028,481	576,273	452,209	12/31/2009	755,037	493,147	261,890
Loan	21.03	Action Hotel Portfolio - Cicero	71	Rooms	65,905	L(27),D(90),O(3)	T-12 1/31/2012	1,304,752	594,179	710,572	12/31/2010	887,457	553,062	334,395	NAP	NAP	NAP	NAP
Loan	22	Residence Inn Richmond	136	Rooms	112,316	L(25), D(91), O(4)	T-12 1/31/2012	3,051,828	1,055,811	1,996,018	12/31/2010	2,920,512	979,203	1,941,310	NAP	NAP	NAP	NAP
Loan	23	One Burlington Avenue	430,000	Sq. Ft.	35	L(28), D(89), O(3)	T-12 10/31/2011	3,164,345	967,243	2,197,102	12/31/2010	3,137,060	927,321	2,209,740	12/31/2009	2,862,336	956,727	1,905,609
Loan	24	Cumberland Marketplace	101,225	Sq. Ft.	148	L(25), D(91), O(4)	12/31/2011	1,610,409	167,801	1,442,608	12/31/2010	1,634,846	162,087	1,472,759	12/31/2009	1,654,952	126,518	1,528,434
Loan	25	Powder Basin Shopping Center	157,294	Sq. Ft.	94	L(26), D(90), O(4)	12/31/2011	1,297,511	261,165	1,036,346	12/31/2010	1,368,995	251,783	1,117,212	12/31/2009	1,451,022	315,819	1,135,203
Loan	26	Crossroads Village	85,865	Sq. Ft.	170	L(25), D(91), O(4)	12/31/2011	2,061,597	512,868	1,548,729	12/31/2010	2,042,981	586,137	1,456,844	12/31/2009	2,302,275	503,414	1,798,861
Loan	27	Best Western Prospect Park	99	Rooms	131,112	L(25),D(91),O(4)	T-12 2/29/2012	2,569,412	1,055,424	1,513,988	12/31/2011	2,501,888	1,009,030	1,492,858	NAP	NAP	NAP	NAP
Loan	28	Fresh Meadows Office	39,366	Sq. Ft.	292	L(26),D(90),O(4)	YTD 1/31/2012 Annualized	2,051,895	621,043	1,430,853	12/31/2011	1,715,267	756,376	958,890	12/31/2010	1,570,716	723,741	846,975
Loan	29	American Tire Distributors	345,388	Sq. Ft.	32	L(24), D(93), O(3)	12/31/2011	1,598,828	0	1,598,828	12/31/2010	1,585,169	2,901	1,582,268	12/31/2009	1,555,288	330	1,554,958
Property	29.01	3099 Finger Mill Road	272,788	Sq. Ft.	34		12/31/2011	1,344,076	0	1,344,076	12/31/2010	1,332,594	2,455	1,330,139	12/31/2009	1,307,474	165	1,307,309
Property	29.02	712 North Main Street	72,600	Sq. Ft.	24		12/31/2011	254,752	0	254,752	12/31/2010	252,576	446	252,129	12/31/2009	247,814	165	247,649
Loan	30	Hayden Island - Harbor Shops	43,132	Sq. Ft.	243	YM1(113), O(7)	12/31/2011	1,478,441	313,171	1,165,270	12/31/2010	1,528,437	338,308	1,190,129	12/31/2009	1,102,432	291,458	810,974
Loan	31	Hunnington Place Shopping Center	127,252	Sq. Ft.	80	L(24), D(93), O(3)	12/31/2011	1,668,923	538,013	1,130,910	12/31/2010	1,653,789	431,687	1,222,102	12/31/2009	1,670,532	444,393	1,226,139
Loan	32	Back Bay Center	51,328	Sq. Ft.	191	L(25),D(91),O(4)	12/31/2011	1,326,504	320,852	1,005,652	12/31/2010	1,257,679	312,943	944,736	12/31/2009	1,228,204	310,665	917,540
Loan	33	Lynmar Flex	136,250	Sq. Ft.	71	L(25), D(92), O(3)	12/31/2011	1,622,345	423,920	1,198,425	12/31/2010	1,569,628	418,535	1,151,093	12/31/2009	1,528,801	519,623	1,009,178
Loan	34	Pangea 2 Apartment Portfolio	265	Units	35,029	L(26),D(90),O(4)	1/31/2012 T-12	2,084,469	815,155	1,269,314	12/31/2010	868,839	604,064	264,774	12/31/2009	200,983	178,081	22,902
Property	34.01	447 North Austin Boulevard	24	Units	44,457		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.02	654 North Pine Avenue	21	Units	40,647		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.03	703 North Austin Boulevard	16	Units	41,679		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.04	5011 West Maypole Avenue	22	Units	29,099		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.05	8109-17 South Ashland Avenue	18	Units	32,602		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.06	304 East 147th Street	22	Units	24,249		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.07	6104 South Campbell Avenue	18	Units	29,638		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.08	1245-51 South California Avenue	12	Units	44,457		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.09	6401-03 South California Avenue	18	Units	25,192		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.1	647 North Mayfield Avenue	12	Units	35,566		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.11	602 North Lorel Avenue	10	Units	42,679		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.12	617 North Central Avenue	7	Units	57,159		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.13	6356-58 South Francisco Avenue	12	Units	32,231		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.14	819-21 South Independence Boulevard	7	Units	53,349		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.15	3650-54 West 18th Street	10	Units	32,009		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.16	327-29 South Central Park Boulevard	6	Units	48,903		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.17	543-49 West 74th Street	12	Units	23,340		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.18	5800 West Iowa Street	8	Units	33,343		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Property	34.19	7754-56 South Marshfield Avenue	10	Units	24,007		NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Loan	35	Los Robles Professional Park	43,386	Sq. Ft.	207	L(27), D(89), O(4)	T-12 11/30/2011	1,394,156	418,089	976,067	12/31/2010	1,539,331	492,474	1,046,856	12/31/2009	1,595,286	480,051	1,115,235
Loan	36	Quince Center	113,279	Sq. Ft.	75	L(12), YM1(45), O(3)	12/31/2011	1,120,805	591,618	529,187	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Loan	37	Hilton Garden Inn Aiken	92	Rooms	89,536	L(48), D(69), O(3)	T-12 1/31/2012	2,138,043	1,049,526	1,088,517	12/31/2010	1,911,595	1,055,335	856,260	12/31/2009	1,317,527	649,436	668,091
Loan	38	Briarcliff Apartments	248	Units	29,947	L(27),D(89),O(4)	12/31/2011	1,537,536	714,534	823,002	12/31/2010	1,530,775	686,501	844,274	12/31/2009	1,495,346	673,333	822,013
Loan	39	Cliff Park Apartments	360	Units	19,980	L(25), D(92), O(3)	T-12 1/31/2012	2,347,088	1,506,010	841,078	12/31/2010	2,063,199	1,564,564	498,635	NAP	NAP	NAP	NAP
Loan	40	2300 Valley View	148,981	Sq. Ft.	47	L(24), D(92), O(4)	12/31/2011	1,683,667	906,546	777,121	12/31/2010	1,568,389	880,551	687,838	12/31/2009	1,291,297	829,230	462,067
Loan	41	415 N Dearborn Street	31,966	Sq. Ft.	219	L(26), D(91), O(3)	12/31/2011	614,317	98,006	516,311	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Loan	42	Lakeside Village	50,254	Sq. Ft.	134	L(25), D(91), O(4)	YTD 5/31/2011 - Annualized	1,162,095	344,227	817,869	12/31/2010	1,159,023	364,152	794,871	12/31/2009	1,109,251	382,239	727,012
Loan	43	Southport & Sheffield	29,894	Sq. Ft.	217	L(28), D(89), O(3)	T-12 10/31/2011	592,469	112,848	479,621	12/31/2010	510,598	98,267	412,330	12/31/2009	418,332	76,887	341,445
Property	43.01	Southport	16,775	Sq. Ft.	200		T-12 10/31/2011	441,156	75,083	366,073	12/31/2010	425,851	79,898	345,953	12/31/2009	418,332	76,887	341,445
Property	43.02	Sheffield	13,119	Sq. Ft.	238		T-12 10/01/2011	151,314	37,765	113,548	12/31/2010	84,747	18,369	66,377	NAP	NAP	NAP	NAP
Loan	44	56 Perimeter East	94,550	Sq. Ft.	63	L(48), YM1(68), O(4)	12/31/2011	1,065,062	764,991	300,071	12/31/2010	1,445,666	780,379	665,287	12/31/2009	1,676,682	784,424	892,257
Loan	45	Mesa Ridge MHC	290	Pads	20,242	L(29), D(87), O(4)	T-12 9/30/2011	1,557,697	825,293	732,404	12/31/2010	1,493,571	758,653	734,918	12/31/2009	1,493,435	769,124	724,311
Loan	46	Forum II Shopping Center	59,139	Sq. Ft.	99	L(25), D(91), O(4)	12/31/2011	928,001	262,976	665,025	12/31/2010	961,878	324,701	637,177	12/31/2009	871,930	330,976	540,954
Loan	47	Country Club MHC	245	Pads	22,964	L(29), D(87), O(4)	T-12 9/30/2011	1,091,528	425,476	666,052	12/31/2010	1,089,775	386,897	702,878	12/31/2009	1,094,385	384,007	710,378
Loan	48	StorQuest Figueroa	663	Units	8,484	L(29), D(88), O(3)	T-12 11/30/2011	855,775	337,501	518,275	12/31/2010	828,043	340,879	487,164	12/31/2009	902,891	371,221	531,670
Loan	49	Parsons Village Shopping Center	78,820	Sq. Ft.	70	L(25), D(91), O(4)	T-12 1/31/2012	919,385	238,752	680,633	12/31/2010	868,005	222,570	645,435	12/31/2009	904,304	242,158	662,146
Loan	50	Neshonoc Lakeside	285	Pads	19,240	L(27), D(90), O(3)	T-12 11/30/2011	1,141,797	548,134	593,663	12/31/2010	1,066,405	545,660	520,745	12/31/2009	1,073,118	534,522	538,596
Loan	51	Friendly Village MHC	226	Pads	23,969	L(29), D(87), O(4)	T-12 9/30/2011	975,620	335,756	639,864	12/31/2010	980,078	327,346	652,732	12/31/2009	977,268	291,397	685,871
Loan	52	StorQuest Parker	711	Units	7,474	L(26), D(91), O(3)	12/31/2011	889,829	354,703	535,126	12/31/2010	863,228	363,224	500,004	12/31/2009	806,066	382,892	423,174
Loan	53	Go Store It Self Storage	777	Units	6,814	L(25), D(92), O(3)	12/31/2011	943,465	391,753	551,712	12/31/2010	910,481	441,868	468,613	12/31/2009	957,631	466,110	491,520
Loan	54	Shoppes at Fishhawk	59,895	Sq. Ft.	80	L(25), D(92), O(3)	12/31/2011	857,389	276,635	580,754	12/31/2010	874,176	268,834	605,342	12/31/2009	1,093,223	284,352	808,871
Loan	55	Whittaker Oaks MHC	184	Pads	25,789	L(25), D(92), O(3)	12/31/2011	912,525	328,405	584,120	12/31/2010	844,981	315,257	529,724	12/31/2009	862,280	313,555	548,725
Loan	56	Building Plastics Warehouse	183,774	Sq. Ft.	25	L(26), D(91), O(3)	T-12 11/30/2011	742,466	74,860	667,606	12/31/2010	722,598	65,933	656,665	12/31/2009	701,553	84,721	616,832
Loan	57	Storage Post - Jefferson	526	Units	8,261	L(25), D(91), O(4)	T-12 11/30/2011	806,134	312,932	493,202	12/31/2010	868,168	336,845	531,323	12/31/2009	886,955	309,561	577,394
Loan	58	6666 Harwin	75,576	Sq. Ft.	57	L(24), D(92), O(4)	12/31/2011	1,014,470	469,957	544,513	12/31/2010	957,821	412,521	545,300	12/31/2009	935,088	412,593	522,495
Loan	59	The Fresh Market	19,176	Sq. Ft.	209	L(24),D(91),O(5)	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP	NAP
Loan	60	Kohl’s Department Store Warsaw	68,336	Sq. Ft.	57	L(26),D(89),O(5)	12/31/2011	436,667	420	436,248	12/31/2010	436,667	125	436,542	12/31/2009	536,660	100,031	436,629
Loan	61	Thicket Hill MHC	157	Units	24,283	L(31), D(86), O(3)	12/31/2011	903,882	431,399	472,483	12/31/2010	902,233	448,666	453,567	12/31/2009	853,889	443,769	410,120
Loan	62	Shops at Clinton Keith	20,040	Sq. Ft.	187	L(28), D(88), O(4)	T-12 7/1/2011	700,958	198,801	502,157	12/31/2010	735,268	214,296	520,971	12/31/2009	841,416	214,050	627,366
Loan	63	Front Range Self Storage	719	Units	4,515	L(25), D(92), O(3)	12/31/2011	542,053	111,729	430,324	12/31/2010	536,429	107,236	429,193	12/31/2009	523,337	120,137	403,199
Loan	64	Woodbridge Plaza	31,066	Sq. Ft.	74	L(26), D(90), O(4)	T-12 11/30/2011	437,332	161,104	276,228	12/31/2010	432,411	168,220	264,191	12/31/2009	463,526	180,971	282,555

UBS 2012-C1

ANNEX A-1 - CERTAIN CHARACTERISTICS OF THE MORTGAGE LOANS AND MORTGAGED PROPERTIES

					Total Debt	Total Debt
			Underwritten NOI	Underwritten NCF	Underwritten NOI	Underwritten NCF	Underwritten	Underwritten	Underwritten	Underwritten	Underwritten	Underwritten	Ownership	Ground Lease	Ground Lease
Property Flag	ID	Property Name	Debt Yield(9)	Debt Yield(9)	Debt Yield	Debt Yield	EGI($)	Expenses($)	NOI($)(9)	Reserves($)	TI/LC($)	NCF($)(9)	Interest(15)(16)(17)	Expiration(17)	Extension Terms(17)
Loan	1	Dream Hotel Downtown Net Lease	5.9%	5.9%	5.9%	5.9%	7,100,000	0	7,100,000			7,100,000	Fee Simple
Loan	2	Civic Opera House	9.9%	8.7%	9.9%	8.7%	20,024,296	10,610,522	9,413,774	229,065	916,258	8,268,451	Fee Simple
Loan	3	Trinity Centre	10.5%	9.6%	9.1%	8.3%	33,260,173	16,402,910	16,857,263	225,186	1,351,116	15,280,961	Fee Simple
Loan	4	Poughkeepsie Galleria	10.2%	9.7%	9.0%	8.6%	25,174,446	9,412,916	15,761,531	138,265	593,596	15,029,670	Fee Simple
Loan	5	Hartford 21	9.1%	8.7%	9.1%	8.7%	10,393,258	3,600,240	6,793,018	65,500	196,403	6,531,115	Leasehold	10/19/2049	1 49-year option
Loan	6	Hilton Nashville Downtown	15.3%	13.7%	15.3%	13.7%	18,946,226	8,897,751	10,048,475	1,074,484		8,973,992	Fee Simple
Loan	7	1700 Market Street	10.2%	9.3%	9.2%	8.3%	20,734,957	9,413,782	11,321,175	210,293	841,172	10,269,710	Fee Simple
Loan	8	Bridgewater Falls	9.9%	9.2%	9.9%	9.2%	8,489,381	2,525,452	5,963,929	58,359	346,348	5,559,223	Fee Simple
Loan	9	101 5th Avenue	9.1%	8.6%	9.1%	8.6%	6,260,817	1,502,862	4,757,956	16,164	214,308	4,527,484	Fee Simple
Rollup	10	Tharaldson Portfolio	12.6%	11.1%	12.6%	11.1%	11,001,380	5,911,653	5,089,727	590,525		4,499,202	Fee Simple
Loan	10	Rancho Cucamonga/Ontario Courtyard by Marriott	12.5%	11.0%	12.5%	11.0%	2,545,537	1,347,695	1,197,842	140,733		1,057,109	Fee Simple
Loan	10	Dayton Residence Inn	12.5%	11.2%	12.5%	11.2%	2,198,484	1,121,278	1,077,206	112,962		964,243	Fee Simple
Loan	10	Rancho Cucamonga/Ontario Hilton Garden Inn	12.7%	11.0%	12.7%	11.0%	2,437,557	1,420,191	1,017,365	134,850		882,516	Fee Simple
Loan	10	Corona Residence Inn	12.6%	11.1%	12.6%	11.1%	2,092,726	1,156,782	935,944	111,375		824,569	Fee Simple
Loan	10	San Bernardino Fairfield Inn	12.5%	11.2%	12.5%	11.2%	1,727,077	865,707	861,370	90,605		770,765	Fee Simple
Loan	11	Tollgate Marketplace	12.8%	11.5%	12.8%	11.5%	6,076,847	1,592,863	4,483,983	128,281	345,148	4,010,553	Fee Simple
Loan	12	Fort Smith Pavilion	10.3%	9.5%	10.3%	9.5%	4,075,059	583,746	3,491,313	57,071	199,750	3,234,492	Fee Simple
Loan	13	TNP Portfolio	11.5%	10.4%	11.5%	10.4%	5,490,443	1,695,803	3,794,639	39,785	306,209	3,448,645	Fee Simple
Property	13.01	Pinehurst Square East					1,854,958	547,929	1,307,029	12,572	138,188	1,156,269	Fee Simple
Property	13.02	Moreno Marketplace					1,328,555	405,507	923,048	10,558	38,297	874,193	Fee Simple
Property	13.03	Topaz Marketplace					1,176,276	336,171	840,105	5,032	75,503	759,570	Fee Simple
Property	13.04	Northgate Plaza					1,130,655	406,196	724,459	11,623	54,223	658,613	Fee Simple
Loan	14	Meadows Crossing	9.8%	9.4%	9.8%	9.4%	4,062,498	1,478,420	2,584,078	107,297		2,476,782	Fee Simple
Loan	15	CrossMar Cold Storage	12.3%	11.5%	12.3%	11.5%	3,361,494	560,665	2,800,829	55,400	123,746	2,621,683	Fee Simple
Loan	16	Emerald Coast Hotel Portfolio	13.0%	11.8%	13.0%	11.8%	4,498,343	1,941,809	2,556,534	237,924		2,318,610	Fee Simple
Property	16.01	Hilton Garden Inn Clarksburg					3,176,421	1,318,534	1,857,887	165,591		1,692,296	Fee Simple
Property	16.02	Hampton Inn Elkins					1,321,921	623,275	698,646	72,333		626,314	Fee Simple
Loan	17	Village Shopping Center	11.4%	10.8%	11.4%	10.8%	3,120,373	930,550	2,189,823	20,722	99,760	2,069,340	Fee Simple
Loan	18	Gladstone Portfolio	12.2%	10.6%	12.2%	10.6%	3,574,362	1,247,327	2,327,035	58,523	251,632	2,016,880	Fee Simple
Property	18.01	Fiserv Call Center					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	18.02	Cummins Building					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	18.03	Consolidated Metco					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	18.04	Paychex Building					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Loan	19	Westminster Square	11.1%	9.7%	11.1%	9.7%	3,998,212	1,946,137	2,052,075	56,464	198,590	1,797,021	Fee Simple
Rollup	20	Devonshire Portfolio	12.2%	10.4%	12.2%	10.4%	3,122,694	1,035,845	2,086,849	119,124	181,996	1,785,728	Fee Simple
Loan	20.01	Devonshire Portfolio - Pine Lake Center	11.5%	9.7%	11.5%	9.7%	1,041,328	396,653	644,675	60,277	36,754	547,643	Fee Simple
Loan	20.02	Devonshire Portfolio - Reynolds Plaza	12.5%	10.7%	12.5%	10.7%	945,873	321,773	624,100	37,476	53,455	533,169	Fee Simple
Loan	20.03	Devonshire Portfolio - DeVeaux Village	12.2%	10.5%	12.2%	10.5%	727,246	205,690	521,556	15,843	55,259	450,454	Fee Simple
Loan	20.04	Devonshire Portfolio - Amberwood Plaza	13.2%	11.4%	13.2%	11.4%	408,247	111,729	296,518	5,528	36,528	254,461	Fee Simple
Rollup	21	Action Hotel Portfolio	14.6%	13.1%	14.6%	13.1%	4,532,900	2,065,960	2,466,940	243,103		2,223,837	Fee Simple
Loan	21.01	Action Hotel Portfolio - Dewitt	15.2%	13.9%	15.2%	13.9%	1,899,453	777,210	1,122,243	98,797		1,023,446	Fee Simple
Loan	21.02	Action Hotel Portfolio - Van Buren	14.0%	12.5%	14.0%	12.5%	1,328,695	645,731	682,964	73,965		608,999	Fee Simple
Loan	21.03	Action Hotel Portfolio - Cicero	14.1%	12.6%	14.1%	12.6%	1,304,752	643,019	661,732	70,340		591,392	Fee Simple
Loan	22	Residence Inn Richmond	13.1%	12.1%	13.1%	12.1%	3,051,828	1,058,131	1,993,697	146,342		1,847,355	Fee Simple
Loan	23	One Burlington Avenue	12.9%	11.3%	12.9%	11.3%	2,942,339	1,001,889	1,940,450	64,500	172,000	1,703,950	Fee Simple
Loan	24	Cumberland Marketplace	9.4%	8.9%	9.4%	8.9%	1,723,706	309,424	1,414,283	32,392	53,059	1,328,832	Fee Simple
Loan	25	Powder Basin Shopping Center	9.9%	9.2%	9.9%	9.2%	1,735,448	279,231	1,456,216	23,594	69,718	1,362,904	Fee Simple
Loan	26	Crossroads Village	10.4%	9.8%	10.4%	9.8%	2,053,058	540,417	1,512,642	12,880	65,890	1,433,872	Fee Simple
Loan	27	Best Western Prospect Park	11.5%	10.4%	11.5%	10.4%	2,569,412	1,080,676	1,488,736	137,001		1,351,735	Fee Simple
Loan	28	Fresh Meadows Office	9.7%	9.3%	9.7%	9.3%	1,805,785	689,170	1,116,615	11,022	42,000	1,063,593	Fee Simple
Loan	29	American Tire Distributors	10.3%	9.0%	10.3%	9.0%	1,152,802	20,292	1,132,510	73,103	65,167	994,241	Fee Simple
Property	29.01	3099 Finger Mill Road					945,892	16,688	929,204	70,925	50,601	807,678	Fee Simple
Property	29.02	712 North Main Street					206,910	3,604	203,306	2,178	14,566	186,562	Fee Simple
Loan	30	Hayden Island - Harbor Shops	11.1%	10.6%	11.1%	10.6%	1,560,760	394,460	1,166,300	8,626	47,867	1,109,807	Fee Simple
Loan	31	Hunnington Place Shopping Center	11.7%	10.8%	11.7%	10.8%	1,647,856	454,875	1,192,981	25,450	64,171	1,103,359	Fee Simple
Loan	32	Back Bay Center	9.9%	9.2%	9.9%	9.2%	1,304,913	337,690	967,223	10,266	51,631	905,326	Fee Simple
Loan	33	Lynmar Flex	11.6%	10.7%	11.6%	10.7%	1,624,588	491,448	1,133,139	20,438	68,125	1,044,577	Fee Simple
Loan	34	Pangea 2 Apartment Portfolio	14.0%	13.2%	14.0%	13.2%	2,282,219	986,928	1,295,292	66,250		1,229,042	Fee Simple
Property	34.01	447 North Austin Boulevard					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.02	654 North Pine Avenue					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.03	703 North Austin Boulevard					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.04	5011 West Maypole Avenue					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.05	8109-17 South Ashland Avenue					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.06	304 East 147th Street					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.07	6104 South Campbell Avenue					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.08	1245-51 South California Avenue					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.09	6401-03 South California Avenue					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.1	647 North Mayfield Avenue					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.11	602 North Lorel Avenue					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.12	617 North Central Avenue					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.13	6356-58 South Francisco Avenue					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.14	819-21 South Independence Boulevard					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.15	3650-54 West 18th Street					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.16	327-29 South Central Park Boulevard					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.17	543-49 West 74th Street					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.18	5800 West Iowa Street					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Property	34.19	7754-56 South Marshfield Avenue					NAP	NAP	NAP	NAP	NAP	NAP	Fee Simple
Loan	35	Los Robles Professional Park	10.1%	9.3%	10.1%	9.3%	1,379,862	474,653	905,209	10,847	60,374	833,989	Fee Simple
Loan	36	Quince Center	11.8%	10.2%	11.8%	10.2%	1,598,082	595,427	1,002,655	22,656	113,280	866,721	Fee Simple
Loan	37	Hilton Garden Inn Aiken	12.9%	11.4%	12.9%	11.4%	2,138,043	1,077,853	1,060,190	124,800		935,390	Fee Simple
Loan	38	Briarcliff Apartments	10.8%	9.6%	10.8%	9.6%	1,506,916	701,478	805,439	91,204		714,235	Fee Simple
Loan	39	Cliff Park Apartments	11.2%	9.7%	11.2%	9.7%	2,327,716	1,519,490	808,226	108,000		700,226	Fee Simple
Loan	40	2300 Valley View	12.9%	9.9%	12.9%	9.9%	1,788,764	886,047	902,717	43,204	163,470	696,043	Fee Simple
Loan	41	415 N Dearborn Street	12.7%	11.7%	12.7%	11.7%	1,067,889	178,092	889,797	6,393	68,917	814,488	Fee Simple
Loan	42	Lakeside Village	10.4%	9.6%	10.4%	9.6%	1,127,207	424,750	702,456	10,051	43,213	649,193	Fee Simple
Loan	43	Southport & Sheffield	11.3%	10.7%	11.3%	10.7%	874,244	143,032	731,212	5,979	29,894	695,339	Fee Simple
Property	43.01	Southport					427,326	80,603	346,723	3,355	16,775	326,593	Fee Simple
Property	43.02	Sheffield					446,917	62,429	384,488	2,624	13,119	368,745	Fee Simple
Loan	44	56 Perimeter East	14.1%	11.8%	14.1%	11.8%	1,595,999	749,489	846,510	14,183	122,341	709,986	Fee Simple
Loan	45	Mesa Ridge MHC	11.5%	11.2%	11.5%	11.2%	1,557,697	880,013	677,684	21,750		655,934	Fee Simple
Loan	46	Forum II Shopping Center	9.9%	9.3%	9.9%	9.3%	887,975	306,888	581,087	8,871	29,570	542,647	Fee Simple
Loan	47	Country Club MHC	10.7%	10.4%	10.7%	10.4%	1,091,528	490,346	601,182	18,375		582,807	Fee Simple
Loan	48	StorQuest Figueroa	9.7%	9.5%	9.7%	9.5%	899,989	354,960	545,029	9,109		535,920	Fee Simple
Loan	49	Parsons Village Shopping Center	11.4%	10.1%	11.4%	10.1%	896,729	272,522	624,207	12,611	59,115	552,481	Fee Simple
Loan	50	Neshonoc Lakeside	9.9%	9.7%	9.9%	9.7%	1,090,925	547,403	543,522	14,250		529,272	Fee Simple
Loan	51	Friendly Village MHC	11.1%	10.7%	11.1%	10.7%	975,620	374,847	600,773	18,704		582,069	Fee Simple
Loan	52	StorQuest Parker	10.0%	9.9%	10.0%	9.9%	897,918	365,561	532,357	7,658		524,699	Fee Simple
Loan	53	Go Store It Self Storage	10.2%	10.0%	10.2%	10.0%	967,097	426,085	541,012	9,782		531,230	Fee Simple
Loan	54	Shoppes at Fishhawk	12.2%	11.0%	12.2%	11.0%	852,698	268,145	584,553	17,969	36,123	530,461	Fee Simple
Loan	55	Whittaker Oaks MHC	11.5%	11.2%	11.5%	11.2%	901,817	356,299	545,519	15,088		530,431	Fee Simple
Loan	56	Building Plastics Warehouse	11.4%	10.1%	11.4%	10.1%	576,546	51,255	525,291	14,702	45,944	464,645	Fee Simple
Loan	57	Storage Post - Jefferson	11.4%	11.2%	11.4%	11.2%	814,242	320,475	493,767	8,528		485,240	Fee Simple
Loan	58	6666 Harwin	12.1%	9.7%	12.1%	9.7%	972,784	450,781	522,003	18,894	84,229	418,880	Fee Simple
Loan	59	The Fresh Market	10.8%	10.5%	10.8%	10.5%	560,741	129,271	431,471	1,918	10,415	419,138	Fee Simple
Loan	60	Kohl’s Department Store Warsaw	10.3%	9.3%	10.3%	9.3%	602,319	199,776	402,542	6,834	34,288	361,420	Fee Simple
Loan	61	Thicket Hill MHC	11.7%	11.4%	11.7%	11.4%	903,912	456,794	447,118	13,068		434,050	Fee Simple
Loan	62	Shops at Clinton Keith	11.1%	10.4%	11.1%	10.4%	650,853	233,183	417,670	3,006	24,157	390,507	Fee Simple
Loan	63	Front Range Self Storage	11.2%	10.8%	11.2%	10.8%	533,994	170,938	363,056	12,139		350,917	Fee Simple
Loan	64	Woodbridge Plaza	13.0%	11.5%	13.0%	11.5%	474,781	176,892	297,889	4,660	28,505	264,725	Fee Simple

UBS 2012-C1

ANNEX A-1 - CERTAIN CHARACTERISTICS OF THE MORTGAGE LOANS AND MORTGAGED PROPERTIES

Lease

Property Flag

Property Name

Largest Tenant(13)(18)

Expiration(19)

2nd Largest Tenant(20)

Expiration(19)

3rd Largest Tenant(18)

Loan

Dream Hotel Downtown Net Lease

NAP

Loan

Civic Opera House

Cassiday Schade LLP (Cassiday, Schade & Gloor, LLP)

63,073

02/28/2018

The Rockwood Company

30,488

12/31/2018

American Institutes for Research (American Institutes for Research in the Behavioral Sciences)

Loan

Trinity Centre

Port Authority of New York and New Jersey

157,203

12/31/2016

Stern & Montana LLP (Stern & Montana, LLP)

35,126

07/31/2014

Buckley Broadcasting WOR L (Buckley Broadcasting WOR LLC)

Loan

Poughkeepsie Galleria

JCPenney (J.C. Penney Company, Inc.)

179,953

08/31/2017

Regal-Galleria 16 (Regal Cinemas, Inc.)

70,703

12/31/2025

Dick’s Sporting Goods (Dick’s Sporting Goods, Inc.)

Loan

Hartford 21

St. Joseph College

49,359

08/31/2022

YMCA of Metropolitan Hartford (Young Men’s Christian Association of Metropolitan Hartford, Inc.)

37,429

05/31/2026

TD Bank (TD Bank, N.A.)

Loan

Hilton Nashville Downtown

NAP

Loan

1700 Market Street

Deloitte & Touche USA LLP

154,545

09/30/2019

Independence Blue Cross

149,420

12/31/2019

AECOM USA, Inc. (AECOM Technology Corporation)

Loan

Bridgewater Falls

Dick’s Sporting Goods (Dick’s Sporting Goods, Inc.)

50,000

01/31/2021

TJ Maxx (The TJX Companies, Inc.)

32,000

10/31/2015

Best Buy (Best Buy Stores, L.P.)

Loan

101 5th Avenue

Zara USA, Inc.

23,660

01/31/2021

The Simons Foundation (The Simons Foundation, Inc.)

10,880

07/31/2012

Morris + King Company LLC

Rollup

Tharaldson Portfolio

NAP

Loan

Rancho Cucamonga/Ontario Courtyard by Marriott

NAP

Loan

Dayton Residence Inn

NAP

Loan

Rancho Cucamonga/Ontario Hilton Garden Inn

NAP

Loan

Corona Residence Inn

NAP

Loan

San Bernardino Fairfield Inn

NAP

Loan

Tollgate Marketplace

Jo Ann Fabrics (Fabri-Centers of America, Inc.)

46,000

01/31/2014

Ashley Furniture (Regency Furniture, Inc.)

40,400

02/28/2022

Michaels (Michaels Stores, Inc.)

Loan

Fort Smith Pavilion

Dick’s Sporting Goods (Dick’s Sporting Goods, Inc.)

50,000

01/31/2022

Best Buy (Best Buy Stores, L.P.)

36,000

01/31/2019

Bed Bath & Beyond (Bed Bath & Beyond Inc.)

Loan

TNP Portfolio

NAP

Property

13.01

Pinehurst Square East

TJX Companies

26,000

03/31/2017

Old Navy

15,364

11/30/2016

Shoe Carnival

Property

13.02

Moreno Marketplace

Stater Brothers (Stater Bros. Markets)

44,005

11/30/2028

Rancho Belago Dance Studio (Courtney Brower and Jeffrey Alan Marshall Pinkerton)

2,049

01/31/2017

Lakeside Cleaners (Satesh Kelly)

Property

13.03

Topaz Marketplace

Fresh & Easy Neighborhood Market Inc.

13,969

08/31/2028

Wood Grill Buffet (Leemar Investment, Inc.)

10,347

10/21/2023

Total Renal Care

Property

13.04

Northgate Plaza

Dollar Tree Stores (Dollar Tree Stores, Inc.)

12,308

01/31/2015

Twice as Nice (Intermediary Enterprises, Inc.)

9,000

02/28/2021

Tuesday Morning (Tuesday Morning, Inc.)

Loan

Meadows Crossing

NAP

Loan

CrossMar Cold Storage

Don’s Cold Storage (Don’s Cold Storage and Transportation L.L.C.)

277,000

04/01/2027

NAP

Loan

Emerald Coast Hotel Portfolio

NAP

Property

16.01

Hilton Garden Inn Clarksburg

NAP

Property

16.02

Hampton Inn Elkins

NAP

Loan

Village Shopping Center

A&P Fresh (The Great Atlantic & Pacific Tea Company, Inc.)

45,540

01/31/2029

CVS/Pharmacy (New Jersey CVS Pharmacy, L.L.C.)

9,600

03/31/2014

Prudential Realtors (PNJP, LLC Trading as Prudential New Jersey Properties)

Loan

Gladstone Portfolio

NAP

Property

18.01

Fiserv Call Center

Fiserv Solutions, Inc.

60,000

03/31/2020

NAP

Property

18.02

Cummins Building

Cummins Inc.

74,160

07/31/2020

NAP

Property

18.03

Consolidated Metco

Consolidated Metco Inc.

230,990

07/31/2024

NAP

Property

18.04

Paychex Building

Paychex North America, Inc.

25,000

09/30/2021

NAP

Loan

Westminster Square

Regus PLC (HQ Global Workplaces LLC)

26,606

07/31/2021

Boston Sports Club (TSI Providence Downtown, LLC)

23,363

10/31/2029

Vanasse Hangen Brustlin, Inc.

Rollup

Devonshire Portfolio

NAP

Loan

20.01

Devonshire Portfolio - Pine Lake Center

Tractor Supply Co. (Tractor Supply Company)

56,850

03/31/2016

Kroger (The Kroger Co.)

49,527

09/14/2020

Aarons (Aaron’s, Inc.)

Loan

20.02

Devonshire Portfolio - Reynolds Plaza

Savers (TVI, Inc.)

23,893

04/30/2013

Jo Ann Fabrics (Jo-Ann Stores, Inc.)

17,193

04/30/2017

Harbor Freight Tools (Harbor Freight Tools USA, Inc.)

Loan

20.03

Devonshire Portfolio - DeVeaux Village

Goodwill Industries of NW Ohio (Goodwill Industries of Northwest Ohio)

27,450

12/31/2017

Cedar Creek Community Church

26,845

03/31/2021

Aya Ru, LLC

Loan

20.04

Devonshire Portfolio - Amberwood Plaza

Dollar Tree (Dollar Tree Stores, Inc.)

11,753

03/31/2016

Rent A Center (Rent-A-Center East Inc.)

4,200

09/30/2012

SNAP Fitness (Cashell Fitness, LLC)

Rollup

Action Hotel Portfolio

NAP

Loan

21.01

Action Hotel Portfolio - Dewitt

NAP

Loan

21.02

Action Hotel Portfolio - Van Buren

NAP

Loan

21.03

Action Hotel Portfolio - Cicero

NAP

Loan

Residence Inn Richmond

NAP

Loan

One Burlington Avenue

Gentle Giant (Gentle Giant Moving Co., Inc.)

116,938

08/31/2016

New England Portable Storage, LLC

73,207

08/31/2014

The Charles Stark Draper Laboratory, Inc.

Loan

Cumberland Marketplace

Giant Food Stores, LLC (Giant Food Stores, Inc.)

67,049

04/24/2021

Lehigh Valley Restaruant Group dba Red Robin (Lehigh Valley Restaurant Group, Inc.)

6,364

05/06/2016

Commonwealth of PA (Commonwealth of Pennsylvania)

Loan

Powder Basin Shopping Center

Hastings Entertainment (Hastings Entertainment, Inc.)

25,000

12/31/2021

Albertson’s, Inc.

17,513

05/16/2020

ACE Hardware (Ace Hardware and Lumber of Wyoming, Inc.)

Loan

Crossroads Village

Petsmart, Inc.

20,419

06/30/2018

Old Navy (Old Navy, LLC)

17,179

06/30/2013

The Dress Barn (The Dress Barn, Inc.)

Loan

Best Western Prospect Park

NAP

Loan

Fresh Meadows Office

New York Hospital of Queens (New York Hospital Medical Center of Queens)

21,600

11/30/2021

St. Frances Hospital

6,474

04/15/2021

GCP Management Services, Inc (GCP Management LLC )

Loan

American Tire Distributors

NAP

Property

29.01

3099 Finger Mill Road

American Tire Distributors, Inc.

272,788

03/30/2027

NAP

Property

29.02

712 North Main Street

American Tire Distributors, Inc.

72,600

03/30/2027

NAP

Loan

Hayden Island - Harbor Shops

BJ’s Pizza, Grill, and Brewery (Chicago Pizza Northwest, Inc.)

6,800

06/30/2018

CJ Eateries (CJ Eateries, LLC)

5,200

11/30/2019

Sleep Country USA (Sleep Country USA, Inc.)

Loan

Hunnington Place Shopping Center

Office Depot

18,184

06/30/2020

Shoe Carnival #18

18,063

12/31/2012

Bridal Warehouse

Loan

Back Bay Center

Irvine Ranch Market (The Original Irvine Ranch Market)

15,000

12/31/2019

Back Bay Fitness (Douglas Schulein and Schulein Fit, Inc.)

4,785

02/29/2016

Original Pizza II (Steven Kalatschan and Steven Cipolla)

Loan

Lynmar Flex

SEA, Inc. (S.E.A., Inc.)

15,000

08/31/2018

Freshstart Community Church (Freshstart Community Church, Inc.)

12,000

12/31/2015

United Surgical Assistants, Inc.

Loan

Pangea 2 Apartment Portfolio

NAP

Property

34.01

447 North Austin Boulevard

NAP

Property

34.02

654 North Pine Avenue

NAP

Property

34.03

703 North Austin Boulevard

NAP

Property

34.04

5011 West Maypole Avenue

NAP

Property

34.05

8109-17 South Ashland Avenue

NAP

Property

34.06

304 East 147th Street

NAP

Property

34.07

6104 South Campbell Avenue

NAP

Property

34.08

1245-51 South California Avenue

NAP

Property

34.09

6401-03 South California Avenue

NAP

Property

34.1

647 North Mayfield Avenue

NAP

Property

34.11

602 North Lorel Avenue

NAP

Property

34.12

617 North Central Avenue

NAP

Property

34.13

6356-58 South Francisco Avenue

NAP

Property

34.14

819-21 South Independence Boulevard

NAP

Property

34.15

3650-54 West 18th Street

NAP

Property

34.16

327-29 South Central Park Boulevard

NAP

Property

34.17

543-49 West 74th Street

NAP

Property

34.18

5800 West Iowa Street

NAP

Property

34.19

7754-56 South Marshfield Avenue

NAP

Loan

Los Robles Professional Park

Journey Lite of the Centra (Journey Lite of the Central Coast, LLC)

7,324

06/30/2017

Regal Medical Group, Inc.

4,964

06/30/2014

West Coast E.N.T (Oxnard/Simi Ear Nose and Throat Medical Group, A General Partnership)

Loan

Quince Center

Acorn Research, LLC

33,395

07/31/2021

V. Alexander & Co

15,939

03/31/2013

Paychex North America, Inc.

Loan

Hilton Garden Inn Aiken

NAP

Loan

Briarcliff Apartments

NAP

Loan

Cliff Park Apartments

NAP

Loan

2300 Valley View

Bayyinah Inc.

11,345

06/30/2015

Direct Adjusting, Inc.

8,409

10/31/2013

DFW Linq Transport

Loan

415 N Dearborn Street

Sullivan’s Steakhouse (Sullivan’s of Illinois, Inc.)

12,666

07/31/2021

Good Intentions (Inner Citty Computer Stars Foundation)

6,400

12/31/2021

Blue Bolt (Panamax, LLC)

Loan

Lakeside Village

Ironstone Bank (First-Citizens Bank & Trust Company as successor by merger to Ironstone Bank)

8,715

10/01/2018

Performance Bicycle (Bitech, Inc.)

8,000

08/01/2012

Perry’s Liquors (TBVL Corporation dba Perry’s Liquor)

Loan

Southport & Sheffield

NAP

Property

43.01

Southport

Jack’s Bar and 404 Wine Bar (Southport Enterprise Co.)

6,000

11/30/2031

NAP

Property

43.02

Sheffield

URO Partners LLC

3,400

08/31/2021

DMK Burger Bar (DMK Burger Bar I, LLC)

2,758

02/28/2020

Phillip M Palella, DDS (Phillip M. Palella, DDS, P.C.)

Loan

56 Perimeter East

Munich American Reassurance Company

64,366

10/31/2021

C2C Resources, LLC

7,104

09/30/2016

Leadership Strategies, Inc.

Loan

Mesa Ridge MHC

NAP

Loan

Forum II Shopping Center

T.J. Maxx (The TJX Companies, Inc.)

32,000

08/31/2016

Old Navy (Old Navy, LLC)

15,139

10/31/2016

Shoe Carnival (Shoe Carnival, Inc.)

Loan

Country Club MHC

NAP

Loan

StorQuest Figueroa

NAP

Loan

Parsons Village Shopping Center

Empire Buffet (Chen Chung)

13,394

05/31/2022

Family Dollar (Family Dollar Stores of Florida, Inc.)

10,925

06/30/2016

JSA Medical Group (JSA Healthcare Corporation)

Loan

Neshonoc Lakeside

NAP

Loan

Friendly Village MHC

NAP

Loan

StorQuest Parker

NAP

Loan

Go Store It Self Storage

NAP

Loan

Shoppes at Fishhawk

Sweetbay (Kash N’ Kamy Food Stores, Inc.)

46,295

11/14/2020

Beef O’Brady’s (Beef O’ Brady’s Inc.)

3,600

04/30/2014

Allstate Insurance Co. (Antala Insurance & Financial Services, Inc. and Mitchell Financial Group, LLC)

Loan

Whittaker Oaks MHC

NAP

Loan

Building Plastics Warehouse

Building Plastics, Inc.

183,774

01/31/2025

NAP

Loan

Storage Post - Jefferson

NAP

Loan

6666 Harwin

Professional Careers Institute, Inc.

6,368

01/31/2013

Neighborhood Assistance Corporation (Neighborhood Assistance Corporation of America)

2,857

MTM

Pioneer Research Center

Loan

The Fresh Market

The Fresh Market (The Fresh Market, Inc.)

19,176

04/30/2027

NAP

Loan

Kohl’s Department Store Warsaw

Kohl’s (Kohl’s Indiana, L.P.)

68,336

01/31/2026

NAP

Loan

Thicket Hill MHC

NAP

Loan

Shops at Clinton Keith

D’Canters Wine Bar (Wild Vines, Inc.)

3,500

11/05/2017

7 Eleven (7-Eleven, Inc.)

2,940

07/25/2027

Arriba Grill (Arriba Grill, Inc.)

Loan

Front Range Self Storage

NAP

Loan

Woodbridge Plaza

Heavenly Sleep Shop (James K. Potts)

5,200

12/31/2012

Palm Beach Tan (Palm Beach Tan, Inc.)

3,000

03/31/2013

Art USA (John S. Chun)

UBS 2012-C1

ANNEX A-1 - CERTAIN CHARACTERISTICS OF THE MORTGAGE LOANS AND MORTGAGED PROPERTIES

Lease

Occupancy

Property Flag

Property Name

Expiration(19)

4th Largest Tenant

Expiration(19)

5th Largest Tenant

Expiration(19)

Occupancy

As-of Date

Loan

Dream Hotel Downtown Net Lease

NAP

Loan

Civic Opera House

20,522

11/30/2015

H.W. Lochner (H.W. Lochner, Inc.)

18,585

05/31/2013

Klein, Thorpe & Jenkins LTD (Klein, Thorpe & Jenkins, LTD.)

18,335

05/31/2018

74.8%

01/01/2012

Loan

Trinity Centre

22,152

08/31/2019

New York University

22,152

11/30/2022

Chamberlain Communications (Chamberlain Communications LLC)

21,893

12/31/2017

84.5%

08/01/2011

Loan

Poughkeepsie Galleria

53,775

02/28/2018

DSW Shoe Warehouse (DSW Shoe Warehouse, Inc.)

25,564

09/30/2014

Finish Line (The Finish Line, Inc.)

15,001

01/31/2012

87.1%

12/31/2011

Loan

Hartford 21

12,519

08/01/2022

Northland Investment Corporation

5,074

06/30/2017

NewAlliance Bank

3,526

04/30/2020

92.0%

02/27/2012

Loan

Hilton Nashville Downtown

NAP

75.5%

11/30/2011

Loan

1700 Market Street

52,080

01/31/2021

Family Planning Council

41,173

06/30/2021

BDO Seidman, LLP

30,609

10/31/2017

84.2%

12/01/2011

Loan

Bridgewater Falls

30,000

01/31/2016

Bed Bath & Beyond (Bed Bath & Beyond Inc.)

29,494

01/31/2016

Michael’s (Michaels Stores, Inc.)

22,433

09/30/2015

94.5%

12/13/2011

Loan

101 5th Avenue

7,080

08/31/2013

Velti USA, Inc.

7,080

10/31/2016

Sirva Worldwide (Sirva Worldwide, Inc.)

7,080

05/31/2014

95.3%

06/20/2011

Rollup

Tharaldson Portfolio

NAP

73.1%

12/31/2011

Loan

Rancho Cucamonga/Ontario Courtyard by Marriott

NAP

72.0%

12/31/2011

Loan

Dayton Residence Inn

NAP

77.6%

12/31/2011

Loan

Rancho Cucamonga/Ontario Hilton Garden Inn

NAP

66.0%

12/31/2011

Loan

Corona Residence Inn

NAP

82.3%

12/31/2011

Loan

San Bernardino Fairfield Inn

NAP

69.2%

12/31/2011

Loan

Tollgate Marketplace

35,000

01/31/2017

HH Greg (Gregg Applicances, Inc.)

33,069

05/31/2020

TJ Maxx (TJX Companies, Inc.)

27,769

01/31/2016

96.0%

01/18/2012

Loan

Fort Smith Pavilion

23,400

01/31/2019

Michaels (Michaels Stores, Inc.)

21,388

02/28/2019

Old Navy (Old Navy, LLC)

19,082

10/31/2013

96.2%

12/21/2011

Loan

TNP Portfolio

NAP

85.8%

01/31/2012

Property

13.01

Pinehurst Square East

10,000

07/31/2017

Dress Barn

7,500

06/30/2017

David’s Bridal, Inc.

5,500

11/30/2017

90.7%

01/31/2012

Property

13.02

Moreno Marketplace

1,658

08/31/2020

Moreno Beach Dental (Erik D. Cabrera DDS)

1,447

02/28/2019

Nail Salon (Truc Nguyen and Khanh Van Le)

1,235

09/30/2015

77.4%

01/31/2012

Property

13.03

Topaz Marketplace

7,500

08/31/2018

Mirus School (Altus Institute)

4,800

06/20/2015

American General Financial Services (American General Financial Services, Inc.)

1,712

03/31/2012

86.7%

01/31/2012

Property

13.04

Northgate Plaza

7,164

07/31/2012

Pet Club (Pet Club Gilbert, LLC)

5,500

10/31/2017

Rent-A-Center (Rent-A-Center West, Inc.)

4,000

07/31/2013

85.7%

01/31/2012

Loan

Meadows Crossing

NAP

92.6%

12/31/2011

Loan

CrossMar Cold Storage

NAP

100.0%

04/30/2012

Loan

Emerald Coast Hotel Portfolio

NAP

82.2%

02/29/2012

Property

16.01

Hilton Garden Inn Clarksburg

NAP

92.0%

02/29/2012

Property

16.02

Hampton Inn Elkins

NAP

68.7%

02/29/2012

Loan

Village Shopping Center

4,759

05/31/2016

Kid’s Connection (Matal Inc.)

3,925

05/31/2014

Braunschweiger Jewelers (Braunschweiger Bros, Inc.)

3,610

11/30/2014

87.1%

09/01/2011

Loan

Gladstone Portfolio

NAP

100.0%

01/24/2012

Property

18.01

Fiserv Call Center

NAP

100.0%

01/24/2012

Property

18.02

Cummins Building

NAP

100.0%

01/24/2012

Property

18.03

Consolidated Metco

NAP

100.0%

01/24/2012

Property

18.04

Paychex Building

NAP

100.0%

01/24/2012

Loan

Westminster Square

18,952

01/31/2015

GSA - Office of Hearings (United States of America)

18,755

09/30/2013

GSA- FBI (United States of America)

14,695

06/30/2013

95.1%

03/01/2012

Rollup

Devonshire Portfolio

NAP

94.1%

01/26/2012

Loan

20.01

Devonshire Portfolio - Pine Lake Center

7,500

08/31/2017

NAPA Auto Parts (The Ridge Company)

6,000

11/30/2012

Jamaican Baken (John Marshman and Kimberely Marshman)

4,000

04/30/2014

97.3%

01/26/2012

Loan

20.02

Devonshire Portfolio - Reynolds Plaza

13,800

03/31/2014

O’Reilly’s Auto Parts (Murray’s Discount Auto Stores, Inc.)

10,500

11/30/2016

Family Dollar (Family Dollar Stores of Ohio, Inc.)

9,787

12/31/2013

88.3%

01/26/2012

Loan

20.03

Devonshire Portfolio - DeVeaux Village

5,068

05/31/2012

Luther Home of Mercy

3,800

05/31/2014

Zavotski Custom Meat and Deli (Zavotski Custom Meat and Deli, LLC)

3,452

12/31/2016

100.0%

01/26/2012

Loan

20.04

Devonshire Portfolio - Amberwood Plaza

3,000

05/31/2014

Tan Pro (Fun in the Sun Tanning, Inc.)

2,400

03/31/2013

Humana Insurance (Humana MarketPOINT, Inc.)

2,400

10/27/2014

89.6%

01/26/2012

Rollup

Action Hotel Portfolio

NAP

67.5%

12/31/2011

Loan

21.01

Action Hotel Portfolio - Dewitt

NAP

72.6%

12/31/2011

Loan

21.02

Action Hotel Portfolio - Van Buren

NAP

63.5%

12/31/2011

Loan

21.03

Action Hotel Portfolio - Cicero

NAP

65.9%

12/31/2011

Loan

Residence Inn Richmond

NAP

77.6%

01/31/2012

Loan

One Burlington Avenue

71,280

04/30/2021

CHEP USA

55,868

08/31/2017

Sacco Specialized Moving Co. (Sacco’s Specialized Moving Co., Inc.)

41,000

03/31/2013

96.1%

01/01/2012

Loan

Cumberland Marketplace

5,000

04/30/2016

Sponsor

3,200

NAP

Cellco Partnership, Verizon Wireless (Cellco Partnership)

2,362

01/31/2015

84.9%

08/04/2011

Loan

Powder Basin Shopping Center

15,764

03/31/2017

Karl’s TV (Karl’s TV and Appliance Inc.)

15,215

07/31/2017

Boot Barn (Corral West Ranchwear, Inc.)

15,000

04/30/2016

98.0%

11/29/2011

Loan

Crossroads Village

7,272

06/30/2013

Lane Bryant / Cacique (Lane Bryant / Cacique #4683, LLC)

6,600

01/31/2019

Brown Retail Group

6,062

06/30/2018

96.7%

02/01/2012

Loan

Best Western Prospect Park

NAP

63.7%

12/31/2011

Loan

Fresh Meadows Office

4,000

10/31/2020

Research Foundation of CUNY (The City University of New York)

2,400

02/28/2016

North Shore/ WTC (North Shore Community Services, Inc.)

875

10/31/2012

100.0%

01/19/2012

Loan

American Tire Distributors

NAP

100.0%

03/31/2012

Property

29.01

3099 Finger Mill Road

NAP

100.0%

03/31/2012

Property

29.02

712 North Main Street

NAP

100.0%

03/31/2012

Loan

Hayden Island - Harbor Shops

5,000

12/31/2019

Bradley’s (Oregon Restaurant Services, Inc.)

3,600

12/31/2019

McDonald’s (McDonald’s Corporation)

3,035

02/05/2017

87.7%

12/25/2011

Loan

Hunnington Place Shopping Center

11,558

08/31/2013

Dollar Tree #1047

10,500

01/31/2013

Kansai Japanese

7,700

12/31/2016

91.3%

02/03/2012

Loan

Back Bay Center

3,831

02/28/2015

Jarrett Orthopedic Rehab (Jarrett Orthopedic Rehabilitation, Inc.)

3,014

09/30/2013

Back Bay Liquor (Tom B. Leem and Haing Ja Leem)

2,560

05/31/2014

94.2%

02/29/2012

Loan

Lynmar Flex

11,500

02/28/2015

Jabec, LLC

10,850

04/30/2013

Resource Acquisition and Management Services (RAMS) (Resource Acquistion and Mangement Services, INC.)

8,700

06/30/2014

90.8%

02/01/2012

Loan

Pangea 2 Apartment Portfolio

NAP

94.0%

02/01/2012

Property

34.01

447 North Austin Boulevard

NAP

91.7%

02/01/2012

Property

34.02

654 North Pine Avenue

NAP

95.2%

02/01/2012

Property

34.03

703 North Austin Boulevard

NAP

93.8%

02/01/2012

Property

34.04

5011 West Maypole Avenue

NAP

100.0%

02/01/2012

Property

34.05

8109-17 South Ashland Avenue

NAP

83.4%

02/01/2012

Property

34.06

304 East 147th Street

NAP

100.0%

02/01/2012

Property

34.07

6104 South Campbell Avenue

NAP

88.9%

02/01/2012

Property

34.08

1245-51 South California Avenue

NAP

91.6%

02/01/2012

Property

34.09

6401-03 South California Avenue

NAP

88.9%

02/01/2012

Property

34.1

647 North Mayfield Avenue

NAP

100.0%

02/01/2012

Property

34.11

602 North Lorel Avenue

NAP

100.0%

02/01/2012

Property

34.12

617 North Central Avenue

NAP

100.0%

02/01/2012

Property

34.13

6356-58 South Francisco Avenue

NAP

91.6%

02/01/2012

Property

34.14

819-21 South Independence Boulevard

NAP

85.7%

02/01/2012

Property

34.15

3650-54 West 18th Street

NAP

100.0%

02/01/2012

Property

34.16

327-29 South Central Park Boulevard

NAP

100.0%

02/01/2012

Property

34.17

543-49 West 74th Street

NAP

83.4%

02/01/2012

Property

34.18

5800 West Iowa Street

NAP

100.0%

02/01/2012

Property

34.19

7754-56 South Marshfield Avenue

NAP

100.0%

02/01/2012

Loan

Los Robles Professional Park

4,241

04/30/2022

Dr. Norman J. Nagel

2,813

12/31/2013

Dr. Silverman and Dr. Fine (Stanley R. Silverman, M.D.)

2,283

03/31/2015

89.8%

01/25/2012

Loan

Quince Center

7,794

10/31/2015

Medical Financial Services, Inc

7,292

09/30/2021

Mushinda Travel

4,572

12/31/2016

80.6%

01/01/2012

Loan

Hilton Garden Inn Aiken

NAP

79.5%

01/31/2012

Loan

Briarcliff Apartments

NAP

89.9%

03/01/2012

Loan

Cliff Park Apartments

NAP

90.0%

02/17/2012

Loan

2300 Valley View

7,996

06/30/2012

Breitling Oil and Gas, Inc.

5,597

02/28/2013

Benefit Innovations, LLC

5,596

05/31/2015

92.2%

01/31/2012

Loan

415 N Dearborn Street

3,677

01/30/2019

Select Energy, LLC (Select Energy Partners, LLC)

3,354

12/31/2016

RMK Holding (RMK Holdings Inc.)

3,096

12/31/2016

100.0%

02/01/2012

Loan

Lakeside Village

4,449

05/01/2014

ELIZA HAIR (Eliza Chan, Inc. dba Eliza Hair Studio’s)

3,785

11/01/2014

PTTSBRGH PA (PPG Architectural Finishes, Inc)

3,600

06/30/2016

85.1%

02/14/2012

Loan

Southport & Sheffield

NAP

97.2%

11/01/2011

Property

43.01

Southport

NAP

100.0%

12/02/2011

Property

43.02

Sheffield

2,128

10/31/2020

Fish Bar (2956 North Sheffield Restaurant LLC)

1,648

04/30/2021

Modern Massage School (Grainne McKeown and Stephen Bonzak)

1,295

12/31/2016

93.6%

12/05/2011

Loan

56 Perimeter East

6,860

04/30/2015

Dunwoody 450, LLC (f/k/a Seacrest Karesh)

5,690

03/31/2015

Flagstar Bank (Flagstar Bank, FSB)

5,039

03/31/2015

94.2%

12/20/2011

Loan

Mesa Ridge MHC

NAP

85.9%

10/26/2011

Loan

Forum II Shopping Center

7,000

08/31/2016

Rue 21 (Rue21, Inc.)

5,000

12/31/2012

NAP

100.0%

01/09/2012

Loan

Country Club MHC

NAP

84.9%

10/26/2011

Loan

StorQuest Figueroa

NAP

82.5%

10/31/2011

Loan

Parsons Village Shopping Center

8,224

11/30/2016

Rent-A-Center (Rent-A-Center East, Inc.)

5,044

12/31/2016

Anytime Fitness (Robert A. Clairmont)

3,800

07/31/2014

81.7%

02/29/2012

Loan

Neshonoc Lakeside

NAP

76.1%

11/30/2011

Loan

Friendly Village MHC

NAP

80.5%

10/26/2011

Loan

StorQuest Parker

NAP

87.8%

12/31/2011

Loan

Go Store It Self Storage

NAP

94.6%

02/29/2012

Loan

Shoppes at Fishhawk

1,200

04/30/2017

Subway (Subway Real Estate Corp.)

1,200

10/31/2015

Hungry Howie (Lithia Pizza, LLC)

1,200

12/31/2014

96.7%

01/01/2012

Loan

Whittaker Oaks MHC

NAP

92.4%

01/27/2012

Loan

Building Plastics Warehouse

NAP

100.0%

11/30/2011

Loan

Storage Post - Jefferson

NAP

86.9%

12/23/2011

Loan

6666 Harwin

2,412

08/31/2013

Simplex Health and Allied Services Inc.

2,310

09/30/2013

Joel A. Gordon, P.C.

2,075

06/30/2013

88.6%

02/29/2012

Loan

The Fresh Market

NAP

100.0%

04/10/2012

Loan

Kohl’s Department Store Warsaw

NAP

100.0%

12/31/2011

Loan

Thicket Hill MHC

NAP

94.2%

12/31/2011

Loan

Shops at Clinton Keith

1,800

05/31/2019

Starbucks (Starbucks Corporation)

1,800

08/31/2017

Investment Advisors Int. (HLS Inc.)

1,500

10/14/2014

91.5%

08/31/2011

Loan

Front Range Self Storage

NAP

87.9%

01/31/2012

Loan

Woodbridge Plaza

2,779

08/31/2012

Café Medi (Café Medi, Inc.)

2,300

06/30/2015

Holy Cleaners (Joon Sung Kim and Jin Sook Kim)

1,930

01/31/2014

76.3%

10/31/2011

UBS 2012-C1

ANNEX A-1 - CERTAIN CHARACTERISTICS OF THE MORTGAGE LOANS AND MORTGAGED PROPERTIES

			Upfront	Monthly	Upfront	Monthly	Upfront	Monthly	Upfront	Monthly	Upfront
			Replacement	Replacement	TI/LC	TI/LC	Tax	Tax	Insurance	Insurance	Engineering	Other
Property Flag	ID	Property Name	Reserves($)	Reserves($)(21)(22)	Reserves($)	Reserves($)(21)(22)	Reserves($)(23)	Reserves($)(23)	Reserves($)	Reserves($)	Reserve($)	Reserves($)(22)(24)
Loan	1	Dream Hotel Downtown Net Lease										613,750
Loan	2	Civic Opera House	2,500,000		13,862,775		239,436	239,436	46,295	46,295		3,336,596
Loan	3	Trinity Centre		18,766	2,000,000	100% of Excess Cash Flow	1,091,331	363,777		29,017	70,153	4,539,062
Loan	4	Poughkeepsie Galleria		11,522	2,000,000		1,281,975	320,494	51,439	17,146
Loan	5	Hartford 21		8,198	1,286,072	13,639	41,667	41,667	100,320		192,063	417,912
Loan	6	Hilton Nashville Downtown	6,000,000	1/12 of 4% of Gross Income			81,198	81,198	140,685	12,790
Loan	7	1700 Market Street	400,000		6,000,000		1,469,236	209,891	40,362	20,181		5,912,351
Loan	8	Bridgewater Falls		6,329		37,977	504,173	72,025	24,226	8,075	7,500	1,602,891
Loan	9	101 5th Avenue	30,308		325,000		328,367	82,092	8,771	1,949		1,249,600
Rollup	10	Tharaldson Portfolio		1/12 of 4% of Gross Income			156,690	62,475	235,683		17,000
Loan	10	Rancho Cucamonga/Ontario Courtyard by Marriott		1/12 of 4% of Gross Income			18,117	11,323	54,033		5,375
Loan	10	Dayton Residence Inn		1/12 of 4% of Gross Income			86,986	18,910	46,610		11,625
Loan	10	Rancho Cucamonga/Ontario Hilton Garden Inn		1/12 of 4% of Gross Income			19,257	12,035	55,341
Loan	10	Corona Residence Inn		1/12 of 4% of Gross Income			9,093	5,683	45,741
Loan	10	San Bernardino Fairfield Inn		1/12 of 4% of Gross Income			23,238	14,524	33,958
Loan	11	Tollgate Marketplace
Loan	12	Fort Smith Pavilion		4,756		16,646	203,748	16,979	13,144	4,381	2,000
Loan	13	TNP Portfolio	3,800	3,800	112,400	19,000	219,967	51,791	30,500		41,913	414,413
Property	13.01	Pinehurst Square East
Property	13.02	Moreno Marketplace
Property	13.03	Topaz Marketplace
Property	13.04	Northgate Plaza
Loan	14	Meadows Crossing		7,979		833	175,088	29,181	39,421	4,380		405,000
Loan	15	CrossMar Cold Storage					167,219
Loan	16	Emerald Coast Hotel Portfolio		19,827			146,604	17,047	17,734	11,084		123,434
Property	16.01	Hilton Garden Inn Clarksburg
Property	16.02	Hampton Inn Elkins
Loan	17	Village Shopping Center		1,727		4,544	171,697		31,933	5,322	15,875	315,000
Loan	18	Gladstone Portfolio	5,000	5,000	300,000	6,112					69,432	370,800
Property	18.01	Fiserv Call Center
Property	18.02	Cummins Building
Property	18.03	Consolidated Metco
Property	18.04	Paychex Building
Loan	19	Westminster Square		4,705	300,000	16,250		49,827	50,289	5,029	36,456	153,463
Rollup	20	Devonshire Portfolio		9,927	168,798	15,166	204,161	43,815	41,915	5,240	488,489	45,000
Loan	20.01	Devonshire Portfolio - Pine Lake Center		5,023	51,456	3,063	46,661	15,554	16,659	2,082	352,859
Loan	20.02	Devonshire Portfolio - Reynolds Plaza		3,123	38,643	4,455	88,667	14,047	5,412	677	4,510
Loan	20.03	Devonshire Portfolio - DeVeaux Village		1,320	25,205	4,605	40,833	9,488	17,357	2,170	123,585
Loan	20.04	Devonshire Portfolio - Amberwood Plaza		461	53,494	3,044	28,000	4,726	2,487	311	7,535	45,000
Rollup	21	Action Hotel Portfolio		20,171			499,574	27,196	36,715	6,023	23,125	197,690
Loan	21.01	Action Hotel Portfolio - Dewitt		8,233			151,808	12,901	15,828	2,273		18,250
Loan	21.02	Action Hotel Portfolio - Van Buren		6,164			94,195	3,811	12,820	2,221	17,500	165,440
Loan	21.03	Action Hotel Portfolio - Cicero		5,774			253,571	10,484	8,067	1,529	5,625	14,000
Loan	22	Residence Inn Richmond		1/12 of 4% of Gross Income			30,762	4,661	6,938	1,508
Loan	23	One Burlington Avenue		5,375		14,333		20,876	28,368	4,728
Loan	24	Cumberland Marketplace	32,392		50,000		10,842	10,842	14,987	1,189	10,153
Loan	25	Powder Basin Shopping Center		1,966	300,000	5,767	5,777	2,888	21,412	2,141	18,750	2,090,919
Loan	26	Crossroads Village		1,073	125,000	7,155	121,201	18,364	15,820	1,256
Loan	27	Best Western Prospect Park		11,417			19,786	4,946	12,774	2,129
Loan	28	Fresh Meadows Office		919		3,500	51,133	25,566	4,473	2,237		23,500
Loan	29	American Tire Distributors										132,354
Property	29.01	3099 Finger Mill Road
Property	29.02	712 North Main Street
Loan	30	Hayden Island - Harbor Shops		719	100,000	3,990	75,799	12,633	4,324	865	3,513
Loan	31	Hunnington Place Shopping Center		2,121	150,000	2,651	58,059	9,676	12,733	2,122
Loan	32	Back Bay Center		856	125,000	3,200	9,403	9,403	11,691	1,169	36,250	150,000
Loan	33	Lynmar Flex		1,703	75,000	4,201	100,203	15,182	11,130	6,956
Loan	34	Pangea 2 Apartment Portfolio		5,521				12,801		4,716	15,313
Property	34.01	447 North Austin Boulevard
Property	34.02	654 North Pine Avenue
Property	34.03	703 North Austin Boulevard
Property	34.04	5011 West Maypole Avenue
Property	34.05	8109-17 South Ashland Avenue
Property	34.06	304 East 147th Street
Property	34.07	6104 South Campbell Avenue
Property	34.08	1245-51 South California Avenue
Property	34.09	6401-03 South California Avenue
Property	34.1	647 North Mayfield Avenue
Property	34.11	602 North Lorel Avenue
Property	34.12	617 North Central Avenue
Property	34.13	6356-58 South Francisco Avenue
Property	34.14	819-21 South Independence Boulevard
Property	34.15	3650-54 West 18th Street
Property	34.16	327-29 South Central Park Boulevard
Property	34.17	543-49 West 74th Street
Property	34.18	5800 West Iowa Street
Property	34.19	7754-56 South Marshfield Avenue
Loan	35	Los Robles Professional Park		904		5,062	24,159	4,832	35,962	2,724	6,750	54,930
Loan	36	Quince Center		1,416	500,000	9,440	47,563	7,927	1,852	926
Loan	37	Hilton Garden Inn Aiken		10,400			55,450	12,054	9,662	2,684	9,000	100,000
Loan	38	Briarcliff Apartments		7,600			62,614	22,974	19,936	1,994	208,406
Loan	39	Cliff Park Apartments		9,000			56,764	18,921	11,966	5,983	279,213
Loan	40	2300 Valley View		3,600		13,625	62,365	12,473	10,584
Loan	41	415 N Dearborn Street		533			5,616	5,616	14,828	1,483
Loan	42	Lakeside Village		838	150,000		63,808	15,952	7,223	903	111,441
Loan	43	Southport & Sheffield		498			24,133	4,827	6,758		10,563
Property	43.01	Southport
Property	43.02	Sheffield
Loan	44	56 Perimeter East		1,576	850,000	10,007	99,335	15,051	17,837	1,416	16,625	25,378
Loan	45	Mesa Ridge MHC		1,813			58,335	8,334	2,000	1,000	3,750
Loan	46	Forum II Shopping Center		739		2,464	60,880	13,235	6,238	473
Loan	47	Country Club MHC		1,531			41,000	5,857	1,583	792	5,000
Loan	48	StorQuest Figueroa		751			25,594	8,531	3,390	308	21,110
Loan	49	Parsons Village Shopping Center		1,051		4,927	16,505	8,253	28,504	5,701	145,947
Loan	50	Neshonoc Lakeside		1,188			12,556	4,829	19,539	1,480		200,000
Loan	51	Friendly Village MHC		1,563			22,537	3,220	1,917	958	10,000
Loan	52	StorQuest Parker		638				10,852	7,756	597
Loan	53	Go Store It Self Storage		815			53,914	13,479	11,423	1,142
Loan	54	Shoppes at Fishhawk		1,497		1,997	40,648	6,775	30,783	4,050
Loan	55	Whittaker Oaks MHC		276			20,459	2,923	2,853	713
Loan	56	Building Plastics Warehouse		1,225		3,829
Loan	57	Storage Post - Jefferson		711			12,119	2,164	21,133	2,781	265,621
Loan	58	6666 Harwin		1,575	50,000	7,025	30,412	6,083	5,318
Loan	59	The Fresh Market										41,973
Loan	60	Kohl’s Department Store Warsaw
Loan	61	Thicket Hill MHC		1,089			9,975	9,975	711	711	77,724
Loan	62	Shops at Clinton Keith		251		2,013	30,874	6,175	3,101	620	1,250
Loan	63	Front Range Self Storage		1,012			3,931	2,457	2,470	498	250,000
Loan	64	Woodbridge Plaza		388		3,883	21,340	5,928	2,591	463	59,539	125

UBS 2012-C1

ANNEX A-1 - CERTAIN CHARACTERISTICS OF THE MORTGAGE LOANS AND MORTGAGED PROPERTIES

Other

Environmental

Reserves

Report

Engineering

Loan

Existing Mezzanine

Property Flag

Property Name

Description(24)

Date(25)

Report Date

Purpose

Debt Amount($)(26)

Borrower

Loan

Dream Hotel Downtown Net Lease

Debt Service Reserve ($575,000); DOB/ECB Funds ($20,000); Environmental Work Funds ($18,750)

02/14/2012

Refinance

346 West 17th Street, LLC

Loan

Civic Opera House

Free Rent Reserve ($3,336,596)

01/18/2012

Acquisition

SL Civic Wacker LLC

Loan

Trinity Centre

Rent Abatement Reserve ($2,539,062); Local Law 11 Reserve ($2,000,000)

08/12/2011

Refinance

25,000,000

Trinity Centre LLC

Loan

Poughkeepsie Galleria

NAP

10/20/2011

Refinance

20,907,028

Poughkeepsie Galleria LLC

Loan

Hartford 21

Free Rent Funds ($417,912)

03/05/2012

Refinance

Northland Tower Block, LLC; Northland Trumbull Block, LLC

Loan

Hilton Nashville Downtown

NAP

08/01/2011

07/26/2011

Refinance

Nashville Downtown Hotel, LLC

Loan

1700 Market Street

Unfunded Leasing Costs Reserve ($5,154,868); Rent Abatement Reserve Funds ($757,483)

06/07/2011

06/30/2011

Acquisition

12,200,000

1700 Market Street Associates L.P.; Crown 1700 Market Street L.P.

Loan

Bridgewater Falls

Landlord Obligations Holdback Funds ($1,358,312.50); Rent Holdback Funds ($244,578)

12/20/2011

Refinance

Bridgewater Falls Station LLC

Loan

101 5th Avenue

Simons Foundation Reserve Funds ($652,800); Simons Rollover Funds ($516,800); Luma Partners Rollover Funds ($80,000)

01/20/2012

Refinance

BSD Michael 101, LLC

Rollup

Tharaldson Portfolio

NAP

Various

01/23/2012

Refinance

Various

Loan

Rancho Cucamonga/Ontario Courtyard by Marriott

NAP

01/22/2012

01/23/2012

Refinance

C.Y. Heritage Inn of Rancho Cucamonga, Inc.

Loan

Dayton Residence Inn

NAP

01/23/2012

Refinance

R.I. Heritage Inn of Dayton, Inc.

Loan

Rancho Cucamonga/Ontario Hilton Garden Inn

NAP

01/22/2012

01/23/2012

Refinance

Heritage Inn of Rancho Cucamonga, Inc.

Loan

Corona Residence Inn

NAP

01/20/2012

01/23/2012

Refinance

R.I. Heritage Inn of Corona, Inc.

Loan

San Bernardino Fairfield Inn

NAP

01/23/2012

Refinance

Midwest Heritage Inn of San Bernardino, Inc.

Loan

Tollgate Marketplace

NAP

02/29/2012

Refinance

Inland Bel Air SPE, L.L.C.

Loan

Fort Smith Pavilion

NAP

12/30/2011

Refinance

Ft. Smith Station LLC

Loan

TNP Portfolio

$379,160 white box & $35,253 outstanding free rent

Various

Refinance

TNP SRT Portfolio I, LLC

Property

13.01

Pinehurst Square East

12/02/2011

12/06/2011

Property

13.02

Moreno Marketplace

11/30/2011

Property

13.03

Topaz Marketplace

11/30/2011

Property

13.04

Northgate Plaza

12/14/2011

11/30/2011

Loan

Meadows Crossing

Prepaid Rent Funds

02/15/2012

Refinance

Campus North, LLC

Loan

CrossMar Cold Storage

NAP

03/23/2012

Refinance

Crossmar Investments III, LLC

Loan

Emerald Coast Hotel Portfolio

Seasonality Reserve

01/27/2012

Refinance

Mountain West Hospitality, LLC

Property

16.01

Hilton Garden Inn Clarksburg

01/27/2012

Property

16.02

Hampton Inn Elkins

01/27/2012

Loan

Village Shopping Center

Environmental Funds

08/16/2011

08/15/2011

Refinance

N. Providence, LLC

Loan

Gladstone Portfolio

Cummins TILC reserve

12/15/2011

Various

Refinance

FS11 Hickory NC, L.P., C08 Fridley MN LLC, Hemingway At Boston Heights, LLC, and CMI04 Canton NC LLC

Property

18.01

Fiserv Call Center

12/15/2011

12/08/2011

Property

18.02

Cummins Building

12/15/2011

12/08/2011

Property

18.03

Consolidated Metco

12/15/2011

01/10/2012

Property

18.04

Paychex Building

12/15/2011

12/08/2011

Loan

Westminster Square

Regus Free Rent Reserve

01/19/2012

Refinance

Robert Day, LLC

Rollup

Devonshire Portfolio

Various

Loan

20.01

Devonshire Portfolio - Pine Lake Center

NAP

12/12/2011

12/09/2011

Acquisition

DFG-LaPorte, LLC

Loan

20.02

Devonshire Portfolio - Reynolds Plaza

NAP

12/09/2011

Acquisition

DFG-Reynolds Associates, Ltd.

Loan

20.03

Devonshire Portfolio - DeVeaux Village

NAP

12/09/2011

Refinance

DeVeaux Holdings, LLC

Loan

20.04

Devonshire Portfolio - Amberwood Plaza

Tenant Rent Reserve

12/12/2011

Refinance

DFG-Amberwood, LLC

Rollup

Action Hotel Portfolio

Various

12/28/2011

Refinance

Various

Loan

21.01

Action Hotel Portfolio - Dewitt

Seasonality Reserve

12/28/2011

Refinance

Dewitt Lodging, L.L.C.

Loan

21.02

Action Hotel Portfolio - Van Buren

Seasonality Reserve (24,000); PIP Reserve (141,440)

12/28/2011

Refinance

Van Buren Lodging, L.L.C.

Loan

21.03

Action Hotel Portfolio - Cicero

Seasonality Reserve

12/28/2011

Refinance

Cicero Lodging, L.L.C.

Loan

Residence Inn Richmond

NAP

01/31/2012

Refinance

Kingston LLC

Loan

One Burlington Avenue

NAP

12/29/2011

Refinance

GFI/BIG Joe, LLC

Loan

Cumberland Marketplace

NAP

02/20/2012

Refinance

Shadow Oaks Associates, L.P.

Loan

Powder Basin Shopping Center

Unpaid TI/LC and construction costs ($1,132,919); Upfront Petco Holdback ($750,000); Rent Reserve Petco ($134,000); Rent Reserve Rue 21 ($38,000); Rent Reserve Ace ($36,000)

12/06/2011

Refinance

Powder Basin Shopping Center, LLC

Loan

Crossroads Village

NAP

02/27/2012

Refinance

Equity Alliance of Canton Developer Parcel LLC; Equity Alliance of Canton Outlot Parcel LLC

Loan

Best Western Prospect Park

NAP

02/23/2012

Refinance

764 4th Ave Associates LLC

Loan

Fresh Meadows Office

NYHQ Rent Concession Reserve

01/31/2012

Refinance

Banled Associates, LLC

Loan

American Tire Distributors

Debt Service Reserve

03/27/2012

03/28/2012

Refinance

HEF (NC-SC) QRS 14-86, Inc.

Property

29.01

3099 Finger Mill Road

03/27/2012

03/28/2012

Property

29.02

712 North Main Street

03/27/2012

03/28/2012

Loan

Hayden Island - Harbor Shops

NAP

12/28/2011

12/22/2011

Refinance

Buena-Hayden LLC

Loan

Hunnington Place Shopping Center

NAP

01/31/2012

Refinance

Hunnington Place, LP

Loan

Back Bay Center

Groundwater Remediation Reserve

03/08/2012

Refinance

Back Bay Center, Ltd.

Loan

Lynmar Flex

NAP

02/23/2012

Refinance

Lynmar Properties, Inc.

Loan

Pangea 2 Apartment Portfolio

NAP

Various

Refinance

Oceania Holdings 11, LLC; EE Holdings 1, LLC; EE Holdings 2, LLC

Property

34.01

447 North Austin Boulevard

01/16/2012

Property

34.02

654 North Pine Avenue

01/16/2012

Property

34.03

703 North Austin Boulevard

01/16/2012

Property

34.04

5011 West Maypole Avenue

01/16/2012

Property

34.05

8109-17 South Ashland Avenue

01/16/2012

Property

34.06

304 East 147th Street

01/16/2012

Property

34.07

6104 South Campbell Avenue

01/16/2012

Property

34.08

1245-51 South California Avenue

01/16/2012

01/13/2012

Property

34.09

6401-03 South California Avenue

01/16/2012

Property

34.1

647 North Mayfield Avenue

01/16/2012

Property

34.11

602 North Lorel Avenue

01/16/2012

Property

34.12

617 North Central Avenue

01/14/2012

01/16/2012

Property

34.13

6356-58 South Francisco Avenue

01/16/2012

Property

34.14

819-21 South Independence Boulevard

01/16/2012

01/13/2012

Property

34.15

3650-54 West 18th Street

01/16/2012

Property

34.16

327-29 South Central Park Boulevard

01/16/2012

01/13/2012

Property

34.17

543-49 West 74th Street

01/16/2012

Property

34.18

5800 West Iowa Street

01/16/2012

Property

34.19

7754-56 South Marshfield Avenue

01/14/2012

01/16/2012

Loan

Los Robles Professional Park

Rent Abatement Reserve ($54,930)

01/03/2012

Refinance

Los Robles Office Partners, LLC

Loan

Quince Center

NAP

01/25/2012

Refinance

6555 Quince Building Owner, LLC

Loan

Hilton Garden Inn Aiken

Seasonality Reserve (100,000)

02/17/2012

Refinance

Garden Hospitality - Aiken, LLC

Loan

Briarcliff Apartments

NAP

01/04/2012

01/05/2012

Refinance

Briarcliff Associates, L.P.

Loan

Cliff Park Apartments

NAP

02/21/2012

01/12/2012

Acquisition

220 Overton Apts. Dallas, LLC

Loan

2300 Valley View

NAP

02/29/2012

Refinance

2300 Valley View, L.P.

Loan

415 N Dearborn Street

NAP

01/31/2012

Refinance

Dearborn Street Investors, LLC

Loan

Lakeside Village

NAP

02/24/2012

Refinance

RPI Lakeside S.C., LTD.

Loan

Southport & Sheffield

NAP

12/12/2011

Refinance

George Street Investors, LLC; Sheffield Avenue Investors, LLC

Property

43.01

Southport

12/12/2011

Property

43.02

Sheffield

12/12/2011

Loan

56 Perimeter East

Rent Abatement Reserve

12/22/2011

12/20/2011

Acquisition

56 POB, LP

Loan

Mesa Ridge MHC

NAP

11/11/2011

Acquisition

AMC Mesa Ridge LLC

Loan

Forum II Shopping Center

NAP

01/12/2012

01/19/2012

Refinance

VAS Forum II, LLC

Loan

Country Club MHC

NAP

11/11/2011

Acquisition

AMC Country Club LLC

Loan

StorQuest Figueroa

NAP

08/23/2011

Refinance

2222 N Figueroa SP, LLC

Loan

Parsons Village Shopping Center

NAP

03/19/2012

Refinance

Parsons Village Stations LLC

Loan

Neshonoc Lakeside

Seasonality Reserve (200,000)

12/06/2011

Refinance

Neshonoc, LLC

Loan

Friendly Village MHC

NAP

08/15/2011

Acquisition

AMC Friendly Village LLC

Loan

StorQuest Parker

NAP

01/25/2012

Refinance

StorQuest Parker, LLC

Loan

Go Store It Self Storage

NAP

02/16/2012

02/17/2012

Refinance

Asset Storage 1, LLC

Loan

Shoppes at Fishhawk

NAP

02/01/2012

Refinance

Golding United Fishhawk, LTD.

Loan

Whittaker Oaks MHC

NAP

02/08/2012

02/09/2012

Refinance

Whittaker Oaks MHP, LLC

Loan

Building Plastics Warehouse

NAP

12/19/2011

Refinance

Memphis Sharpe Investors, LLC

Loan

Storage Post - Jefferson

NAP

12/12/2011

Refinance

Safeguard Fifteen, LLC

Loan

6666 Harwin

NAP

03/21/2012

03/23/2012

Refinance

6666 Harwin, L.P.

Loan

The Fresh Market

Debt Service Reserve

01/31/2012

Acquisition

424 North Federal Highway LLC

Loan

Kohl’s Department Store Warsaw

NAP

01/31/2012

01/30/2012

Acquisition

590 West 300 North LLC

Loan

Thicket Hill MHC

NAP

08/09/2011

Refinance

Thicket Hill MHC, LLC

Loan

Shops at Clinton Keith

NAP

09/01/2011

Refinance

CK-HS Partners, LLC

Loan

Front Range Self Storage

NAP

02/06/2012

Acquisition

Monument Self Storage, LLLP

Loan

Woodbridge Plaza

Environmental Program Fee ($125)

09/09/2011

Refinance

Woodbridge Plaza, LTD.

UBS 2012-C1

ANNEX A-1 - CERTAIN CHARACTERISTICS OF THE MORTGAGE LOANS AND MORTGAGED PROPERTIES

Property Flag	ID	Property Name	Guarantor
Loan	1	Dream Hotel Downtown Net Lease	Standard Trust
Loan	2	Civic Opera House	Michael Silberberg
Loan	3	Trinity Centre	Richard Cohen; Gary Darman
Loan	4	Poughkeepsie Galleria	Poughkeepsie Galleria Company
Loan	5	Hartford 21	Northland Investment Corporation
Loan	6	Hilton Nashville Downtown	Jeffrey Soffer; Jacquelyn Soffer
Loan	7	1700 Market Street	David Werner; Joseph Friedland; Elchonon Schwartz; Simon Singer
Loan	8	Bridgewater Falls	Phillips Edison Strategic Investment Fund LLC
Loan	9	101 5th Avenue	Abraham Talassazan
Rollup	10	Tharaldson Portfolio	Tharaldson Family, Inc.
Loan	10	Rancho Cucamonga/Ontario Courtyard by Marriott	Tharaldson Family, Inc.
Loan	10	Dayton Residence Inn	Tharaldson Family, Inc.
Loan	10	Rancho Cucamonga/Ontario Hilton Garden Inn	Tharaldson Family, Inc.
Loan	10	Corona Residence Inn	Tharaldson Family, Inc.
Loan	10	San Bernardino Fairfield Inn	Tharaldson Family, Inc.
Loan	11	Tollgate Marketplace	Retail Properties of America, Inc.
Loan	12	Fort Smith Pavilion	Phillips Edison Strategic Investment Fund LLC
Loan	13	TNP Portfolio	TNP Strategic Retail Trust, Inc.
Property	13.01	Pinehurst Square East
Property	13.02	Moreno Marketplace
Property	13.03	Topaz Marketplace
Property	13.04	Northgate Plaza
Loan	14	Meadows Crossing	Glenn A. Turek; Susan L. Turek
Loan	15	CrossMar Cold Storage	Christopher and Macy Crossland; Phillip and Dana Martz; and Don and Carrie Coenen
Loan	16	Emerald Coast Hotel Portfolio	William A. Abruzzino
Property	16.01	Hilton Garden Inn Clarksburg
Property	16.02	Hampton Inn Elkins
Loan	17	Village Shopping Center	Nazario L. Paragano, Jr.
Loan	18	Gladstone Portfolio	Gladstone Commercial Corporation
Property	18.01	Fiserv Call Center
Property	18.02	Cummins Building
Property	18.03	Consolidated Metco
Property	18.04	Paychex Building
Loan	19	Westminster Square	Scott Rouisse, Donna Rouisse, James Stubblebine, David Stubblebine
Rollup	20	Devonshire Portfolio	Devonshire Fund, LLC, Christopher S. Campbell
Loan	20.01	Devonshire Portfolio - Pine Lake Center	Devonshire Fund, LLC, Christopher S. Campbell
Loan	20.02	Devonshire Portfolio - Reynolds Plaza	Devonshire Fund, LLC, Christopher S. Campbell
Loan	20.03	Devonshire Portfolio - DeVeaux Village	Devonshire Fund, LLC, Christopher S. Campbell
Loan	20.04	Devonshire Portfolio - Amberwood Plaza	Devonshire Fund, LLC, Christopher S. Campbell
Rollup	21	Action Hotel Portfolio	Jacob G. Wright, Kevin Krank, Steven L. Warren and Judith A. Bledsoe
Loan	21.01	Action Hotel Portfolio - Dewitt	Jacob G. Wright, Kevin Krank, Steven L. Warren and Judith A. Bledsoe
Loan	21.02	Action Hotel Portfolio - Van Buren	Jacob G. Wright, Kevin Krank, Steven L. Warren and Judith A. Bledsoe
Loan	21.03	Action Hotel Portfolio - Cicero	Jacob G. Wright, Kevin Krank, Steven L. Warren and Judith A. Bledsoe
Loan	22	Residence Inn Richmond	Neil P. Amin
Loan	23	One Burlington Avenue	Steven E. Goodman; Tracy P. Goodman
Loan	24	Cumberland Marketplace	Joseph D. Synder
Loan	25	Powder Basin Shopping Center	Steven Usdan; Helena Usdan
Loan	26	Crossroads Village	Gary R. Sakwa; Christopher G. Brochert; Daniel L. Stern
Loan	27	Best Western Prospect Park	Joseph Yunatanov
Loan	28	Fresh Meadows Office	Leon Weinstein
Loan	29	American Tire Distributors	Corporate Property Associates 16-Global Incorporated
Property	29.01	3099 Finger Mill Road
Property	29.02	712 North Main Street
Loan	30	Hayden Island - Harbor Shops	Gordon Sondland
Loan	31	Hunnington Place Shopping Center	George P. Broadbent
Loan	32	Back Bay Center	Steven Wise
Loan	33	Lynmar Flex	Randy Allan Mears
Loan	34	Pangea 2 Apartment Portfolio	Albert Goldstein, Steven Joung
Property	34.01	447 North Austin Boulevard
Property	34.02	654 North Pine Avenue
Property	34.03	703 North Austin Boulevard
Property	34.04	5011 West Maypole Avenue
Property	34.05	8109-17 South Ashland Avenue
Property	34.06	304 East 147th Street
Property	34.07	6104 South Campbell Avenue
Property	34.08	1245-51 South California Avenue
Property	34.09	6401-03 South California Avenue
Property	34.1	647 North Mayfield Avenue
Property	34.11	602 North Lorel Avenue
Property	34.12	617 North Central Avenue
Property	34.13	6356-58 South Francisco Avenue
Property	34.14	819-21 South Independence Boulevard
Property	34.15	3650-54 West 18th Street
Property	34.16	327-29 South Central Park Boulevard
Property	34.17	543-49 West 74th Street
Property	34.18	5800 West Iowa Street
Property	34.19	7754-56 South Marshfield Avenue
Loan	35	Los Robles Professional Park	Rodney Freeman
Loan	36	Quince Center	Charles Stein; Dennis Udwin
Loan	37	Hilton Garden Inn Aiken	Aashay Patel, Rasiklal Patel, Dinesh Jasani
Loan	38	Briarcliff Apartments	Michael L. Joseph
Loan	39	Cliff Park Apartments	Patrick B. Hodgins; Paul P. Hodgins
Loan	40	2300 Valley View	Andrew J. Segal
Loan	41	415 N Dearborn Street	Arthur Holmer
Loan	42	Lakeside Village	Jeffery L. Olyan
Loan	43	Southport & Sheffield	Arthur Holmer
Property	43.01	Southport
Property	43.02	Sheffield
Loan	44	56 Perimeter East	TSO-DNL Fund III, LP; A. Boyd Simpson
Loan	45	Mesa Ridge MHC	AMC REIT Inc.; American Manufactured Communities REIT, Inc.
Loan	46	Forum II Shopping Center	Alan B. Kahn
Loan	47	Country Club MHC	AMC REIT Inc.; American Manufactured Communities REIT Inc.
Loan	48	StorQuest Figueroa	William W. Hobin; Clark W. Porter; Timothy B. Hobin
Loan	49	Parsons Village Shopping Center	Phillips Edison Limited Partnership
Loan	50	Neshonoc Lakeside	Barry Haase
Loan	51	Friendly Village MHC	AMC REIT Inc.; American Manufactured Communities REIT Inc.
Loan	52	StorQuest Parker	William W. Hobin; Clark W. Porter; Timothy B. Hobin
Loan	53	Go Store It Self Storage	David C. Lindahl
Loan	54	Shoppes at Fishhawk	David J. Scher; Loren M. Pollack
Loan	55	Whittaker Oaks MHC	Robert D. Goldman; Marvin Goldman
Loan	56	Building Plastics Warehouse	Kevin P. Kaseff, Derek S. Graham, Derek S. Graham and Lisa Graham, as trustees of The Graham Family Trust, Kevin P. Kaseff and Jean A. Kaseff, as trustees of The Kevin and Jean Kaseff Family Trust, and Kevin P. Kaseff, as trustee of The Kevin P. Kaseff Separate Property Trust Established Under The Kevin and Jean Kaseff Family Trust
Loan	57	Storage Post - Jefferson	Bruce C. Roch, Jr.; Henri Mortimer Favrot; Kevin Langley; William Henry Shane
Loan	58	6666 Harwin	Andrew J. Segal
Loan	59	The Fresh Market	Martin E. Elrad, Kenneth A. Elrad
Loan	60	Kohl’s Department Store Warsaw	Martin E. Elrad, Kenneth A. Elrad
Loan	61	Thicket Hill MHC	Julio C. Jaramillo
Loan	62	Shops at Clinton Keith	David Horenstein
Loan	63	Front Range Self Storage	Richard A. Graham, Jr.
Loan	64	Woodbridge Plaza	Henry S. Miller Investment Co.

Footnotes to UBS 2012-C1

Loan numbers listed below refer to the ID number identified on Annex A-1 for the related Mortgage Loan.

(1)	UBSRES—UBS Real Estate Securities Inc.; Barclays Bank PLC; AMF II LLC—Archetype Mortgage Funding II LLC

(2)	With respect to any Mortgaged Property securing a group of cross-collateralized and cross-defaulted mortgage loans, the amounts under the headings “Original Balance” and “Cut-off Date Balance” reflect the Allocated Loan Amount for such Mortgaged Property.

(3)

The collateral for the Hartford 21 Loan also includes 106,530 sq. ft. of office space, 57,139 sq. ft. of retail space, and two parking garages containing a total of 818 parking spaces. Total NRA is 447,172 sq. ft. Cut-Off Date Balance / Unit and Balloon Balance / Unit are calculated based on the multifamily units only.

(4)	The Administrative Fee Rate includes the respective per annum rates applicable to the calculation of the primary servicing fee, master servicing fee, trustee/certificate administrator fee and operating advisor fee with respect to each Mortgage Loan.

(5)

Loan No. 4 – Poughkeepsie Galleria – The Original Amortization Term and Remaining Amortization Term are calculated based on the combined amortization schedule for the Poughkeepsie Galleria Loan, Poughkeepsie Galleria Pari Passu Companion Loan and the related mezzanine loan. The Poughkeepsie Galleria Loan amortizes based on the schedule set forth on Annex H to this Free Writing Prospectus.

(6)

The Monthly Debt Service for Mortgage Loans with partial interest only periods is shown based on the monthly debt service payments immediately following the expiration of the interest only period. The Annual Debt Service is calculated as 12 times the Monthly Debt Service that is described in the previous sentence.

Loan No. 3 – Trinity Centre – The Monthly Debt Service shown reflects the average of the first 12 monthly payments following the expiration of the interest only period for the Trinity Centre Pari Passu Mortgage Loan. The Annual Debt Service is calculated as 12 times the Monthly Debt Service that is described in the previous sentence.

Loan No. 4 – Poughkeepsie Galleria – The Monthly Debt Service shown reflects the average of the first 12 monthly payments following the Cut-off Date for the Poughkeepsie Galleria Loan, based on the amortization schedule set forth on Annex H to this Free Writing Prospectus. The Annual Debt Service is calculated as 12 times the Monthly Debt Service that is described in the previous sentence.

Loan No. 7 – 1700 Market Street – The Monthly Debt Service shown reflects the average of the first 12 monthly payments following the expiration of the interest only period for the 1700 Market Street Pari Passu Mortgage Loan. The Annual Debt Service is calculated as 12 times the Monthly Debt Service that is described in the previous sentence. Additionally, the Interest Rate on the 1700 Market Street Loan is scheduled to increase to 5.3400% with the interest accrual period related to the payment date occurring in November 2014 through the Maturity Date. Commencing on the November 2014

payment date, the Monthly Debt Service for the 1700 Market Street Pari Passu Mortgage Loan will increase from $334,101.68 to $340,531.55.

(7)

“Hard” generally means each tenant is required to transfer its rent directly to the lender-controlled lockbox account. However, with respect to hospitality properties, “Hard” means all credit card receipts are deposited directly into the lockbox by the card processing company and all over-the counter cash and equivalents are deposited by the property manager or borrower into the lockbox.

“Soft” means the borrower has established a lockbox account that will be under lender control and the borrower or property manager is required to collect rents from the tenants and then deposit these rents into such lockbox account.

“Springing Soft” means that upon the occurrence of a trigger event (as defined in the related Mortgage Loan Documents), the borrower is required to establish a lockbox account that will be under lender control and the borrower or property manager is required to collect rents from the tenants and then deposit these rents into such lockbox account.

“Springing Hard” means that upon a trigger event (as defined in the related Mortgage Loan Documents), each tenant will be required to transfer its rent directly to a lender-controlled lockbox.

(8)	“In Place” means that the related property cash flows go through a waterfall before the lender either (i) disburses excess cash to the related borrower or (ii) retains excess cash as additional collateral for the Mortgage Loan.

“Springing” means that upon the occurrence of a trigger event, as defined in the related Mortgage Loan Documents, In Place cash management (as described above) will take effect, and will generally continue until such trigger event is cured and no other trigger event has occurred (to the extent a cure is permitted under the related loan documents).

(9)

Loan No. 3 – Trinity Centre – The Underwritten NOI DSCR and Underwritten NCF DSCR are calculated using an Annual Debt Service of $11,686,574, which represents the aggregate Annual Debt Service of the Trinity Centre Loan Combination after the expiration of the interest only period. The Cut-Off Date LTV Ratio, LTV Ratio at Maturity, Cut-off Balance per Unit, Underwritten NOI Debt Yield and Underwritten NCF Debt Yield are calculated based on the aggregate principal balance of the Trinity Centre Loan Combination as of the Cut-off Date or Maturity Date, as applicable.

Loan No. 4 – Poughkeepsie Galleria –The Underwritten NOI DSCR and Underwritten NCF DSCR are calculated using an Annual Debt Service of $11,718,934 which represents the aggregate Annual Debt Service of the Poughkeepsie Galleria Loan Combination. This Annual Debt Service is based on the aggregate principal and interest payments due on the Poughkeepsie Galleria Loan Combination during the first 12 months after the Cut-off Date. The Cut-off Date LTV Ratio, LTV Ratio at Maturity, Cut-off Balance per Unit, Underwritten NOI Debt Yield and Underwritten NCF Debt Yield are calculated based on the aggregate principal balance of the Poughkeepsie Galleria Loan Combination as of the Cut-off Date or Maturity Date, as applicable.

Loan No. 7 – 1700 Market Street –The Underwritten NOI DSCR and Underwritten NCF DSCR are calculated using an Annual Debt Service of $7,289,491, which represents the aggregate Annual Debt Service of the 1700 Market Street Loan Combination after the expiration of the interest only period. The Cut-off Date LTV Ratio, LTV Ratio at Maturity, Cut-off Balance per Unit, Underwritten NOI Debt Yield and Underwritten NCF Debt Yield are calculated based on the aggregate principal balance of the 1700 Market Street Loan Combination as of the Cut-off Date or Maturity Date, as applicable. Additionally, the Interest Rate on the 1700 Market Street Loan is scheduled to increase to 5.3400% with the interest accrual period relating to the payment date occurring in November 2014 through the Maturity Date. The resultant Underwritten NOI DSCR and Underwritten NCF DSCR for the 1700 Market Street Loan based on the Interest Rate of 5.3400% are 1.52x and 1.38x, respectively. Unless otherwise specified, all references to the Underwritten NOI DSCR and Underwritten NCF DSCR are based on the initial Interest Rate of 5.1700%.

Loan No. 18 – Gladstone Portfolio - Historical NOI for Consolidated Metco from 2009 to 2011 is $597,110, $592,245, and $595,998, respectively. Historical NOI for Cummins Building from 2009 to 2011 is $946,353, 829,395, and $709,142, respectively. Historical NOI information is not available for Fiserve Call Center and Paychex Building as the properties were acquired by the sponsor during April and October of 2011, respectively.

(10)

The grace periods noted under “Grace Period” reflect the number of days of grace before a payment default is an event of default, and before default interest begins accruing. Certain jurisdictions impose a statutorily longer grace period. Certain of the Mortgage Loans may additionally be subject to grace periods with respect to the occurrence of an event of default (other than a payment default) and/or commencement of late charges which are not addressed in Annex A-1 to this Prospectus Supplement.

(11)	Loan No. 29 – American Tire Distributors – The appraised value of $19,200,000 excludes the $250,000 appraised value of a parcel, containing non-income producing undeveloped land that can be released without a loan pay down, provided that other standard release provisions are met.

(12)

Loan No. 45 – Mesa Ridge MHC - All metrics including the Cut-off Balance per Unit reflect the number of manufactured housing pads only. The Mesa Ridge MHP property includes an 11,017 square foot leasing office/recreation center with laundry facility and pool located in the northern, rear, portion of the community.

Loan No. 47 – Country Club MHP - All metrics including the Cut-off Balance per Unit reflect the number of manufactured housing pads only. The Country Club MHP property includes a 2,423 square foot leasing office/clubhouse with laundry facility and pool located in the northwest corner of the community

Loan No. 48 - StorQuest Figueroa – All metrics including the Cut-off Balance per Unit reflect the number of storage units only.

Loan No. 50 – Neshonoc Lakeside - All loan metrics are based on 285 total sites, which includes 189 seasonal sites, 86 short term rentals (daily, weekly, monthly), and 10 cabin rentals.

Loan No. 51 – Friendly Village MHP - All metrics including the Cut-off Balance per Unit reflect the number of manufactured housing pads only. The Friendly Village MHP property includes a leasing office/clubhouse with a full kitchen, fitness center and pool located in the center of the community.

Loan No. 52 – StorQuest Parker - All metrics including the Cut-off Balance per Unit reflect the total square footage of the facility. The StorQuest Parker property includes a leasing office with manager’s apartment on the second floor and a two-car garage.

Loan No. 53 – Go Store It Self Storage - All metrics including the Cut-off Balance per Unit reflect the total square footage of the facility. The Go Store It Self Storage property also has a full-time on-site manager and manager’s office as well as an apartment.

Loan No. 55 – Whittaker Oaks MHC – All metrics including the Cut-off Balance per Unit reflect the number of manufactured housing pads only.

Loan No. 57 – Storage Post-Jefferson - All metrics including the Cut-off Balance per Unit reflect the number of storage units only. The Storage Post Jefferson property also includes a leasing office.

Loan No. 63 – Front Range Self Storage – The Net Rentable Area and Cut-off balance per Unit reflect the number of storage units only.

(13)	The following tenants that occupy greater than 5% of the net rentable area at the related Mortgaged Property are Borrower affiliates:

Loan No. 8- Bridgewater Falls- The Mortgaged Property is subject to three master leases between the borrower and Phillips Edison Strategic Investment Fund LLC, an affiliate of the borrower for approximately 30,000 square feet of rentable space (6.0% NRA) that relate to leases for three tenants that are not yet in occupancy and are currently in a free rent periods: Staples (16,076 sq. ft.), Charming Charlie (7,880 sq. ft.) and The Wine Guy (6,335 sq. ft.) It is anticipated that work at each space will be complete and rent payments will commence by September 1, 2012 (Staples), May 1, 2012 (Charming Charlie) and July 1, 2012 (The Wine Guy). $244,578 was deposited into a free rent reserve account to cover rent payments during the anticipated free rent periods. The term of each master lease is for ten years at a rent equal to the full rental payable under each related tenant lease. However, rent payments under each master lease do not commence until the earlier to occur of the following events: (i) an event of default under the related mortgage loan or (ii) net cash flow from the related mortgaged property is insufficient to cover required debt service and reserve payments with respect to the mortgage loan. Each master lease terminates upon (i) the expiration of the stated term, (ii) the related tenant (or a replacement tenant) taking occupancy and meeting certain other tenancy conditions set forth in the related master lease, or (iii) on the date that the Bridgewater Falls Mortgage Loan is repaid in full.

Loan No. 33 - Lynmar Flex- Ranmar Development, LLC, Ranall, LLC, and Oldsmar Business Center Developer, LLC, three borrower affiliated entities, lease, 4,550, 3,000 and 3,000 sq. ft., respectively at the Mortgaged Property, which square footage collectively accounts for 10,550 sq. ft., or 7.7% of the Net Rentable Area.

Loan No. 43 – Southport & Sheffield – The largest tenant at the Southport Mortgaged Property, Jack’s Bar and Grill, and 404 Wine Bar (collectively 20.1% NRA; 24.6% in place base rent), located at the Southport Property, are affiliated via passive investment with the Sponsor and are operated by the Big Onion Tavern Group.

(14)	Prepayment Provisions are shown from and including the respective Mortgage Loan First Payment Date to and including the respective Maturity Date.

“L(x)” means lock-out for x payments.

“D(x)” means may be defeased for x payments.

“YM(x)” means may be prepaid for x payments with payment of a yield maintenance charge.

“YM1(x)” means may be prepaid for x payments with payment of greater of yield maintenance

charge and 1% of the amount prepaid.

“O(x)” means freely prepayable for x payments, including the Maturity Date.

(15)(16)

The following Mortgage Loan has a Borrower that net leased 100% of the related Mortgaged Property to two entities:

Loan No. 1 – Dream Hotel Downtown Net Lease – The Mortgage Loan is secured by the borrower’s fee simple interest in a 25,300 sq. ft. (0.58 acre) through block parcel of land located at 346 West 17th Street in the Manhattan Borough of New York City. The Property is subject to net leases to Northglen Properties, LLC and Northquay Properties, LLC having a term of 101 and 105 years, respectively, and expiring in September of 2112. The Mortgage Loan is subject to the rights of Northglen Properties, LLC and Northquay Properties, LLC, which entities operate the hotel and related retail operations under net leases. The mortgage loan is subordinate to the net leases. Improvements on the Property, which are covered by the net leases and not part of the collateral, consist of the 315-room hotel known as the Dream Hotel Downtown. The Northquay Properties, LLC net lease covers approximately 315 guest rooms and suites on floors 2 through 11, with a restaurant and accessory space located on the cellar, café, main lobby and accessory space located on the street level (ground floor), swimming pool and deck at 2nd level courtyard, and a rooftop penthouse and terrace on the 12th floor (178,171 sq. ft.). The 105-year lease term expires in September of 2112 (100.6 years). The current rate of $4,600,000 steps up 12.5% every five years with the next step occurring October 2012. The net lease rents are reset in the 26th, 51st, 76th and 101st lease years to the greater of 12.5% or a CPI adjustment. The lease is structured to be absolute net with the tenant paying its pro rata share of 96.48% of all impositions in respect to the hotel improvements. The Northglen Properties, LLC net lease covers approximately 6,500 sq. ft. of space on the ground (street level) floor. The 101-year lease term expires in September of 2112 (100.6 years). The current rate of $800,000 steps up 12.5% every five years with the next step occurring October 2016. The net lease rents are reset in the 26th, 51st, 66th and 101st lease years to the greater of 12.5% or a CPI adjustment. The lease is structured to be absolute net with the tenant paying its pro rata share of 3.52% of all impositions in respect to the hotel improvements.

(17)	The following Mortgaged Properties consist, in whole or in part, of the respective borrower’s interest in one or more air space leases:

Loan No. 5 – Hartford 21 - The Hartford 21 Property in Hartford, CT is subject to an air space lease with the borrower, as the tenant, and the tenant and the City of Hartford, as the landlord. The Amended and Restated Air Space Lease is dated October 19, 2001, and the expiration date is October 19, 2049. The tenant has two extension options with a final expiration date on the 99th anniversary of the Permanent Term Commencement Date (October 19, 2004). The annual rent is $1.00 and has been prepaid for the entire lease term.

(18)	The following tenants listed on Annex A-1 are not yet in occupancy or the lease expiration date relates to a renewal lease that has not yet been executed:

Loan No. 5 – Hartford 21 –St Joseph College is currently in occupancy in approximately 35,077 sq. ft. of space and has signed a lease for an additional 16,000 sq. ft. of space. They are not yet in occupancy in this 16,000 sq. ft. of expansion space. The space is expected to be delivered to the tenant on or about June 1, 2012, subject to construction delays, and rent payments will commence three months after delivery of the space. The Borrower was required to escrow all Tenant Improvement, Leasing Commission and Free Rent costs at closing.

Loan No. 5 – Hartford 21 –TD Bank (12,519 sq. ft.) executed its lease in March, 2012 but is not yet in occupancy. The Landlord is expected to deliver the space to the tenant in May, 2012. Rent payments commence on the earlier of the day the tenant opens for business to the public or 150 days after delivery of possession from Landlord. At closing the Landlord was required to escrow all Tenant Improvement, Leasing Commission and free rent costs.

(19)

The lease expiration dates shown are based on full lease terms. However, in certain cases, a tenant may have the option to terminate its lease or abate rent prior to the stated lease expiration date for no reason after a specified period of time and/or upon notice to the landlord or upon the occurrence of certain contingencies including, without limitation, if Borrower violates the lease or allows certain restricted uses, upon interference with tenant’s use of access or parking, upon casualty or condemnation, for zoning violations, if certain anchor or key tenants (including at an adjacent property) or a certain number of tenants go dark or cease operations, if the tenant fails to meet sales targets or business objectives, or, in the case of a government tenant, for lack of appropriations or other reasons. In addition, in some instances, a tenant may have the right to assign its lease and be released from its obligations under the subject lease. In addition to the foregoing, the following are early non-contingent termination options for those tenants listed in Annex A-1:

Loan No. 2 – Civic Opera House – The 2nd largest tenant, The Rockwood Company, has the right to terminate its lease with respect to the entire leased premises, effective as of December 31, 2014, provided that it gives 12 months notice to the landlord, and pays a termination Fee in an amount equal to 6 months' Base Rent and Additional Rent (as such terms are defined under the related lease), at the then applicable rates, plus the unamortized portion of any concessions, commissions, allowances or other expenses incurred by the borrower in connection with the lease or any additional space leased by tenant, if any.

Loan No. 3 – Trinity Centre – The Largest Tenant, Port Authority of New York and New Jersey, has an option to terminate its lease (provided that it gives notice to the landlord in

writing on or before October 31, 2012) for either (but not both of) the entire 8th Floor or the entire 9th Floor effective in either case as of October 31, 2013, provided that it pays a termination fee of $173,720.06, is not in default beyond applicable notice and cure periods, and has not assigned the lease (“First Termination Option”). In addition, Port Authority of New York and New Jersey may terminate its lease with respect to either space (i) if it did not exercise the First Termination Option, either (but not both) the entire 8th Floor or the entire 9th Floor, or (ii) if it did not exercise the First Termination Option, the entire 19th floor, effective as of July 31, 2014, provided that it notifies the Borrower in writing on or before July 31, 2013, pays a termination fee of $103,035.11, is not in default beyond applicable notice and cure periods, and has not assigned the lease.

Loan No. 4 – Poughkeepsie Galleria – The 4th largest tenant, DSW Shoe Warehouse, together with landlord each have the right to terminate this Lease in the event that the Tenant’s Gross Receipts do not exceed Tenant’s then current Annual Minimum Gross Receipts (“Third Kickout Right”) during the period commencing on March 1, 2011 and concluding on February 28, 2012. Either party shall exercise the Third Kickout Right, if at all, within one hundred twenty (120) days following February 28, 2012, and the parties acknowledge and agree that the Lease shall terminate and be of no further force and effect sixty (60) days following either parties receipt of such written notice to the other. If the Third Kickout Right is not so exercised by either party, such Third Kickout Right shall expire and be of no further force and effect one hundred twenty (120) days following February 28, 2012.

Loan No. 5 – Hartford 21 – The 2nd largest tenant, YMCA of Metropolitan Hartford (Young Men's Christian Association of Metropolitan Hartford, Inc., has (i) a one-time right to terminate its lease with respect to the premises originally leased to tenant provided that it (i) give written notice on or before the date that is 9 months prior to the Effective Termination Date, which is the last day of the 120th month following the Rent Commencement Date, and (ii) pay a termination fee equal to (a) the unamortized (based on a 20 year repayment period with an annual interest rate of 10%) portion of borrower’s Contribution, (b) plus $374,290.

Loan No. 7 – 1700 Market Street – The largest tenant, Deloitte & Touche USA LLP, has the right during the contraction period (defined as 10/01/10 – 10/01/15) to terminate its lease (provided that it give 12 months notice to the landlord) with respect to a portion of its leased premises that is (i) no less than one half of the net rentable area of a floor and not greater than 1 full floor; provided however, that its right to terminate with respect to less than 1 full floor is limited so that the net rentable area of the portion of the floor released is no less than 5,000 sq. ft.; (ii) located on the then highest floor of the premises; and (iii) has a configuration that does not prevent the remaining space from being reasonably leasable. Deloitte & Touche USA LLP is required to pay a contraction fee equal to the unamortized balance of the TI allowance plus the portion of the $513,359.14 brokerage and legal fees allocable to the contracted space, amortized on straight-line basis at 8% per annum. The 3rd Largest Tenant, AECOM USA, Inc., has a one-time option to terminate its lease on January 31, 2016 (provided that it give notice to the landlord not later than by January 31, 2015), with payment of a termination fee equal to (i) 2 months base rent due as of the month immediately preceding January 31, 2016 and (ii) the unamortized balance of the leasing costs (total brokerage commissions and construction allowances paid or applied against rent), amortized on a straight line basis at 8% per annum through the lease end date. The 5th Largest Tenant, BDO Seidman, LLP, has a one-time right to terminate its lease on November 30, 2014 (provided that it give 9

months notice to the landlord) if a major change occurs in its business which requires termination of tenant’s business operations in Philadelphia metro area.

Loan No. 17 – Village Shopping Center – The 3rd largest tenant, Prudential Realtors, LLC, has a one-time right to terminate its lease on May 13, 2013 (the “Early Termination Date”) with respect to the entire leased premises, provided (i) tenant shall delivers a written termination notice to the borrower not less than 120 days prior the Early Termination Date, time being of the essence for such termination notice, and (ii) Tenant is not in default under the terms of the Lease on the date Tenant gives the termination notice to Borrower, or on the Early Termination Date.

Loan No. 23 – One Burlington Avenue – The 4th largest tenant, CHEP, USA, has a one-time right to terminate its lease, effective on the last day of the 66th month of the lease term with written notice to borrower no later than the end of the fifty-sixth (56th) month of the lease term, provided tenant pay a termination fee equal to $120,000.

Loan No. 24 - Cumberland Marketplace - The 3rd largest tenant, Commonwealth of Pennsylvania, has the right to terminate its lease (provided it gives written notice 12 months ahead of termination) if the Giant supermarket anchor tenant closes for any reason and the borrower fails to re-occupy the space with similar sized or smaller tenants within 18 months time.

Loan No. 30 - Hayden Island – Harbor Shops - The largest Tenant, BJ's Pizza, Grill, and Brewery, has a one-time option to terminate its lease (provided it gives notice on or before April 1, 2014) in the event gross sales for the calendar year of 2013 is less than $2.4 million per year.

Loan No. 30 - Hayden Island – Harbor Shops - The 2nd largest tenant, CJ Eateries, has the option to terminate its lease (provided it gives at least 1 year notice) if after the 3rd lease year, the State of Washington commences offering video lottery programming and the tenant's annual gross sales decreases 25% or more following commencement.

Loan No. 35 - Los Robles Professional Park - The 3rd largest tenant, West Coast E.N.T. (Oxnard/Simi Ear Nose and Throat Medical Group, A General Partnership), has a one-time option to terminate its lease (provided that it gives notice prior to September 1, 2015) effective in the 60th month (June 2016). In the event that the tenant exercises its termination option, the tenant will be required to pay the unamortized portion of tenant improvements and commissions (using 10% amortization) within 30 days of giving notice and 5 months rent ($57,345.55) at the time notice is given.

Loan No. 36 - Quince Center - The largest tenant, Acorn Research, LLC, has the option to terminate its lease, effective any time after the 96th month, provided that it gives 12 months notice, in the event the tenant sells its business; subject to payment of the unamortized tenant improvements and commissions, and 6 months rent.

Loan No. 43.02 – Sheffield - The largest tenant, URO Partners LLC, has the option, commencing after the 60th month of the lease (September 1, 2006) to terminate its lease (provided that it gives 9 months notice within 6 months of a Termination Event occurring), the death or disability of Paul Yonover or Michael Young, subject to the payment of unamortized costs depreciable over a 10 year period of the Tenant Improvements.

Loan No. 44 – 56 Perimeter East - The largest tenant, Munich American Reassurance Company, has a one-time option to terminate its lease, effective as for the last day of the 72nd full calendar month (October 31, 2016), provided that it gives written notice to the borrower not later than the first day of the 18 month prior (April 30, 2015), provided that tenant pay a cancellation fee of $24.57 per square foot not later than 6 months prior to the cancellation date, which cancellation fee shall be reduced by $2.00 per square foot in the event the tenant elected to install new ceiling tiles and lights on the Premises.

Loan No. 49 – Parson’s Village Shopping Center - The 2nd largest tenant, Family Dollar, has the right to terminate its lease (provided that it gives 2 months prior notice to the borrower) in the event Kash N' Karry terminates its lease. (Note: Kash N' Karry is currently a tenant in the shopping center and its lease expires on 5/31/15 per the Rent Roll.)

Loan No. 62 – Shops at Clinton Keith - The 3rd largest tenant, Arriba Grill, has the option to terminate its lease (provided that it gives 120 day notice to the Landlord) effective during the period commencing the last day of the 60th full calendar month and concluding the last day of the 66th full calendar month.

Loan No. 62 – Shops at Clinton Keith - The 4th largest tenant, Starbucks, has the option to terminate its lease (provided that it gives 120 day notice to the Landlord) effective during the period commencing the 61st full calendar month and concluding the 64th full calendar month, provided it pays a termination fee of $60,000.00.

(20)	The following major tenants (listed on Annex A-1) are currently subleasing a significant portion of their leased space:

Loan No. 9 – 101 5th Avenue - The second largest tenant, The Simons Foundation, occupying 10,880 SF (13.5% of NRA) and accounting for 10.6% of total rent, has given notice it will not renew upon lease expiration in July 2012. The tenant is currently subletting its entire space and is current on all lease obligations. The Borrower is currently negotiating a new direct lease with Living Social, the subtenant of The Simons Foundation.

(21) Certain reserves commence or spring upon the occurrence of a particular event.

Loan No. 2 – Civic Opera House - A TI/LC Reserve springs in the event that the reserve account is drawn down below $2,000,000 at any time, at which time and until a reserve cap of $5,000,000 is reached, monthly reserves equal to $0.99 per square foot will be required. A Capital Expenditure Reserve springs in the event that the reserve account is drawn down below $500,000 at any time, at which time and until a reserve cap of $1,000,000 is reached, monthly reserves equal to $0.25 per square foot will be required.

Loan No. 9 – 101 5th Avenue - A monthly replacement reserve escrow equal to $0.25 per sq. ft. per year will be required if Borrower draws on the initial $30,308 deposit. A monthly TI/LC reserve escrow equal to $2.00 per sq. ft. per year will be required if Borrower draws on the initial $325,000 deposit. A cash trap triggered by a Zara Trigger Event or Zara Leasing Event will establish a re-tenanting/carry reserve in the event Zara does not extend its lease, goes bankrupt, does not cure a default and/or vacates the

Property. At Borrower’s option, it can post letters of credit aggregating $3.1 million ($38.36 per sq. ft.) in lieu of a cash trap.

Loan No. 41 – 415 N Dearborn Street– The largest tenant, Sullivan’s Steakhouse lease expires in July 2021 (Year 9 of the loan term) which accounts for 39.6% of NRA and 54.7% of current in-place rents.

(22)	Monthly reserves required to be deposited in such account may be capped pursuant to the related Mortgage Loan Documents.

Loan No. 2 – Civic Opera House - The springing TI/LC reserve account is subject to a reserve cap in the amount of $5,000,000. The springing Capital Expenditure reserve account is subject to a reserve cap in the amount of $1,000,000.

Loan No. 3 – Trinity Centre – The borrower is required to deposit (i) for the first two years of the Trinity Centre Loan term, 100% of all excess cash flow and (ii) following the first two years, 100% of all excess cash flow until an annual amount of $1,500,000 has been deposited and 75% of all excess cash flow thereafter. Such amounts shall be deposited first into the TI/LC reserve account until an aggregate amount of $5,700,000 has been deposited into such account and then into the Port Authority rollover account until an aggregate amount of $10,300,000 has been deposited into such account.

Loan No. 4 – Poughkeepsie Galleria – In the event that funds on deposit in the TI/LC reserve are less than a cap of $2,000,000 (which cap shall be reduced to $1,000,000 upon the occurrence of certain conditions identified in the related loan documents), the borrower will be required to deposit 100% of all excess cash flow into the TI/LC reserve until the applicable cap is met.

Loan No. 8 – Bridgewater Falls – The TI/LC Reserve is subject to a cap of $1,000,000, unless at any time after August 2017, the DSCR is greater than 1.35x, then the cap shall be reduced to $500,000.

Loan No. 12 – Fort Smith Pavilion - The TI/LC Reserve is subject to a cap of $540,000, unless at any time after August 2017, the DSCR is greater than 1.35x, then the cap shall be reduced to $500,000.

Loan No. 14 – Meadows Crossing - Replacement Reserves of $128 per bed ($95,744 per year) are capped at three year’s collection ($287,232). TI/LC Reserves are $10,000 per year and capped at four year’s total ($40,000).

Loan No. 16 – Emerald Coast Hotel Portfolio - Lender will collect $40,000 per month up to an additional one month’s debt service. In the event the reserve is utilized, Lender will collect funds in months where cash flow is in excess of debt service to replenish the Seasonality Reserve. Upon 24 months of consecutive debt service coverage in excess of 1.40x, Lender will release the Seasonality Reserve.

Loan No. 18 – Gladstone Portfolio – On each payment date the borrower will deposit ongoing monthly reserves of $6,112 for tenant improvements and leasing commissions until $1,843,280 is collected. On or before October 1, 2019, a $1,000,000 letter of credit is required to be posted 18 months prior to Fiserv’s lease expiration.

Loan No. 18 – Gladstone Portfolio - On each payment date the borrower will deposit ongoing reserves of $5,000 for replacements and repairs required to be made to any individual property until $300,000 is collected.

Loan No. 19 – Westminster Square – Borrower is obligated to make monthly deposits into the TI/LC Reserve up to a capped amount of $600,000. If the TI/LC Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $600,000 cap.

Loan No. 20.01 – Devonshire Portfolio – Pine Lake Center - Borrower is obligated to make monthly deposits into the Replacement Reserve up to a capped amount of $241,104. If the Replacement Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $241,104 cap.

Loan No. 20.01 – Devonshire Portfolio – Pine Lake Center - Borrower is obligated to make monthly deposits into the TI/LC Reserve up to a capped amount of $286,683. If the TI/LC Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $286,683 cap.

Loan No. 20.02 – Devonshire Portfolio – Reynolds Plaza - Borrower is obligated to make monthly deposits into the Replacement Reserve up to a capped amount of $149,904. If the Replacement Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $149,904 cap.

Loan No. 20.02 – Devonshire Portfolio – Reynolds Plaza - Borrower is obligated to make monthly deposits into the TI/LC Reserve up to a capped amount of $251,997. If the TI/LC Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $251,997 cap.

Loan No. 20.03 – Devonshire Portfolio – DeVeaux Village - Borrower is obligated to make monthly deposits into the Replacement Reserve up to a capped amount of $63,360. If the Replacement Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $63,360 cap.

Loan No. 20.03 – Devonshire Portfolio – DeVeaux Village - Borrower is obligated to make monthly deposits into the TI/LC Reserve up to a capped amount of $140,429. If the TI/LC Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $140,429 cap.

Loan No. 20.04 – Devonshire Portfolio – Amberwood Plaza - Borrower is obligated to make monthly deposits into the Replacement Reserve up to a capped amount of $22,114. If the Replacement Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $22,114 cap.

Loan No. 20.04 – Devonshire Portfolio – Amberwood Plaza - Borrower is obligated to make monthly deposits into the TI/LC Reserve up to a capped amount of $70,891. If the TI/LC Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $70,891 cap.

Loan No. 21.01 – Action Hotel Portfolio – Dewitt - Borrower is obligated to make monthly deposits into the Seasonality Reserve from May through December up to a

capped amount of $73,000. If the Seasonality Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $73,000 cap.

Loan No. 21.02 – Action Hotel Portfolio – Van Buren - Borrower is obligated to make monthly deposits into the Seasonality Reserve from May through December up to a capped amount of $96,000. If the Seasonality Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $96,000 cap.

Loan No. 21.03 – Action Hotel Portfolio – Cicero - Borrower is obligated to make monthly deposits into the Seasonality Reserve from May through December up to a capped amount of $56,000. If the Seasonality Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $56,000 cap.

Loan No. 26 – Crossroads Village – A TI/LC Reserve annual collections of $1.00 per sq. ft., subject to a cap of 3 years of collections, inclusive of the Initial Deposit of $125,000 is required. The monthly escrow for annual replacement reserves is $0.15 per sq. ft., subject to a cap equal to 5 years of collections, subject to replenishment.

Loan No. 28 – Fresh Meadows Office - Borrower is obligated to make monthly deposits into the TI/LC Reserve up to a capped amount of $175,000. If the TI/LC Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $175,000 cap.

Loan No. 30 – Hayden Island – Harbor Shops – A monthly escrow for annual tenant improvements and leasing commissions equal to $1.11 per square foot is required; provided, that the total amount of such reserves shall be capped at $300,000. The Borrower has the option to fund the full amount of the capped reserves in advance.

Loan No. 32 – Back Bay Center - Borrower is obligated to make monthly deposits into the TI/LC Reserve up to a capped amount of $154,000. If the TI/LC Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $154,000 cap.

Loan No. 33 – Lynmar Flex - The TI/LC reserve amount is capped at $300,000 ($2.20 per sq. ft.). The Replacement Reserve amount is capped at $102,188 ($0.75 per sq. ft.).

Loan No. 34 – Pangea 2 Apartment Portfolio - Borrower is obligated to make monthly deposits into the Replacement Reserve up to a capped amount of $198,750. If the TI/LC Reserve is drawn upon below the capped amount, Borrower will be obligated to recommence monthly deposits subject to the $198,750 cap.

Loan No. 36 – Quince Center - The TI/LC reserve amount is capped at $500,000 ($4.41 per sq. sf) prior to V. Alexander Release Event, and $200,000 ($1.77 per sq. ft.) thereafter. The Replacement Reserve amount is capped at $51,000 ($0.45 per sq. ft.).

Loan No. 40 – 2300 Valley View - On each payment date the borrower will deposit ongoing monthly reserves of $13,625.00 for tenant improvements and leasing commissions until $327,000.00 is collected.

Loan No. 40 - 2300 Valley View - On each payment date the borrower will deposit ongoing reserves of $3,600.00 for replacements and repairs required to be made to any individual property until $89,440.00 is collected.

Loan No. 41 – 415 N Dearborn Street - In the event that occupancy of the Property falls below 85% and until such time as such occupancy equals or exceeds 90%, a monthly escrow for annual TI/LC equal to $1.50 per sq. ft. will be required, subject to a cap of two years collections.

Loan No. 42 – Lakeside Village - The Loan is structured with an Upfront TI/LC/Rollover Reserve of $150,000 ($2.98 per sq. ft.) to be used for tenant improvements and leasing commissions in connection with existing vacant space and rollover during the loan term. If the TI/LC Reserve account should fall below $100,000 during the loan term, a monthly escrow for annual tenant improvements and leasing commissions equal to $0.75 sf will be required; subject to a cap of $150,000.

Loan No. 43 – Southport & Sheffield - In the event that occupancy of the aggregate medical office and retail components of the Properties falls below 80% and until such time as such occupancy exceeds 85%, the Loan Agreement requires a monthly escrow for annual tenant improvements and leasing commissions equal to $1.00/SF will be required

Loan No. 49 – Parsons Village Shopping Center – Borrower shall be required to escrow for Annual TI/LC in the amount equal to $0.75 s/f on a monthly basis subject to a cap in the amount of $177,345 which is equal to 3 years of collections.

Loan No. 50 – Neshonoc Lakeside - At closing, Borrower shall deposit with lender the Required Seasonality Deposit in an amount equal to $200,000 (Seasonality Account Cap).

Loan No. 56 – Building Plastics Warehouse – On each payment date the borrower will deposit ongoing monthly reserves of $3,828.67 for tenant improvements and leasing commissions until $229,717.50 is collected.

Loan No. 56 – Building Plastics Warehouse - On each payment date the borrower will deposit ongoing reserves of $1,225.17 for replacements and repairs required to be made to any individual property until $137,830.50 is collected.

Loan No. 58 – 6666 Harwin - On each payment date the borrower will deposit ongoing monthly reserves of $7,025.00 for tenant improvements and leasing commissions until $179,208.00 is collected.

Loan No. 58 – 6666 Harwin - On each payment date the borrower will deposit ongoing reserves of $1,575.00 for replacements and repairs required to be made to any individual property until $37,800.00 is collected.

Loan No. 64 – Woodbridge Plaza – A monthly escrow for annual tenant improvements and leasing commissions equal to $1.50 sf will be required; subject to a cap of 4 years collections.

(23)	Loan No. 17 – Village Shopping Center - Lender shall required that Borrower escrow 110% of its quarterly tax bills at all times, and Borrower shall be required to provide evidence of payment of taxes prior to the due date each quarter.

(24)

Loan No. 2 – Civic Opera House - Funds in the amount of the sum of (i) all free rent owed by the landlord through December 31, 2014, and (ii) the total cost of tenant improvements and leasing commissions outstanding under existing leases as of the date of the closing of the Loan was escrowed at closing ( $5,132,545.65). In addition, an amount equal to $66,825.00 was held back in a reserve for Free Rent in connection with Schlessinger & Robbins.

Loan No. 8 – Bridgewater Falls - Lender held back rent for Staples, Charming Charlie and The Wine Guy to cover the time gap between the first loan payment and expected rent commencement. The shortfall was $195,662, and Lender held back 125%, or $244,578. Lender held back 125% of unpaid tenant improvement obligations or $1,086,650 x 125% = $1,358,312.50.

Loan No. 9 – 101 5th Avenue - At closing an $80,000 reserve ($24.54 per sq. ft.) will be established for leasing costs associated with the new Luma Partners lease. Luma Partners was provided 2.5 months of free rent.

Loan No. 35 – Los Robles Professional Park – The 3rd largest Tenant – West Coast E.N.T. benefits from an annual concession of 1 month free rent occurring in July of each year ($9,525).

Loan No. 44 – 56 Perimeter East - At closing, Lender will hold back rent abatement payment in connection to C2C Resources, LLC, in the amount of $25,378.00 to be deposited upfront into the Rent Abatement Reserve.

(25)

Loan No. 32 – Back Bay Center - A previously completed Phase II report dated 2/13/2012 was provided to the environmental consultant for review in preparation of the Phase I report. The Phase II consultant was not engaged by Archetype and the Phase I report that was performed for Archetype during the review of the loan did not recommend a Phase II be completed.

Loan No. 64 – Woodbridge Plaza - Dry Cleaner tenant, Phase II performed. Dry cleaner added to the Texas CEQ Dry Cleaner Program, and a Dry Cleaning Pollution Prevention Plan O&M plan was developed and implemented, in addition to adding a secondary containment system beneath the dry cleaning machinery. The borrower obtained an environmental insurance policy in the amount of $5,000,000 with a term of 10 years.

(26)	For certain borrowers listed on this Annex A-1, the direct or indirect equity interest in such Borrowers has been has been pledged as collateral for a mezzanine loan or loans.

Loan No. 3 – Trinity Centre – At Mortgage Loan origination, CreXus S Holdings LLC provided an $18,000,000 senior mezzanine loan and Brickman Trinity Center, LLC provided a $7,000,000 junior mezzanine loan, both of which are ultimately secured by a 100% pledge of the direct or equity interest in the Borrower.

Loan No. 4 – Poughkeepsie Galleria – At Mortgage Loan origination, a third-party mezzanine lender provided a $21,000,000 mezzanine loan, which is ultimately secured by a 100% pledge of the direct equity interest in the Borrower.

Loan No. 7 – 1700 Market Street – At Mortgage Loan origination, 1700 Mezz L.P. and Crown 1700 Mezz L.P. jointly provided a $12,200,000 mezzanine loan, which is ultimately secured by a 100% pledge of the direct equity interest in the Borrower.