CALGARY, July 29 /CNW/ - In the third quarter of 2009(1), Mainstreet
Equity Corp. persisted in its efforts to maximize margins by minimizing
variable costs such as G&A, maintenance and repair, and marketing expenses.
Further, with nearly 80% of Mainstreet's existing properties (prior to Q3 2009
acquisitions) now stabilized, and with the Corporation's capital-intensive
renovations largely complete, every incremental increase in revenue now flows
to Mainstreet's bottom line. As a result, Mainstreet has posted a significant
improvement in operating margins: 64% in Q3 2009 compared to 58% a year
    Additionally, notwithstanding the prevailing economic challenges,
Mainstreet achieved positive results on all key metrics in Q3 2009:Rental Revenue - Up 10% to $13.0 million (vs.
                                        $11.8 million in Q3 2008)

         Rental Revenue - Same Assets - Up 4% to $12.1 million (vs.
                           Properties   $11.6 million in Q3 2008)

           Net Operating Income (NOI) - Up 22% to $8.3 million (vs.
                                        $6.8 million in Q3 2008)

         NOI - Same Assets Properties - Up 16% to $7.8 million (vs.
                                        $6.7 million in Q3 2008)

          Funds from Operations (FFO) - Up 54% to $2.3 million (vs.
                                        $1.5 million in Q3 2008)

                Increase in Portfolio - 8.4% (to 5,838 units versus 5,389
                                        units in Q3 2008) (including 22 units
                                        hold for resale)

              Acquisitions in Q3 2009 - 157 units (Saskatoon, SK & Surrey,
                                        BC)(average unit cost: $76,000)

           Acquisitions subsequent to - 159 units (Saskatoon, SK)(average
                              Q3 2009   unit cost: $63,000)

                   Total portfolio(*) - 5,997 units including 22 units held
                                        for resale

                     Stabilized Units - 93 properties (4,259 units) out of
                                        122 properties (5,816 units)

                          Refinancing - $11 million refinanced to long-term
                                        CMHC-insured mortgages (average
                                        interest rate = 3.38%)

         Refinancing subsequent to Q3 - $10 million approved for refinancing
                                        to long-term CMHC-insured mortgages
                                        (expected average interest
                                        rate = 3.4%)

                        Floating Debt - $32 million (9% of Mainstreet's total
                                        mortgage loans)

        Normal and Substantial Course - 4.1 million shares at an average
                           Issuer Bid   price of $6.35/share (year to date

        Newly acquired line of credit - $22 million (for acquisitions and
                                        operating line of credit)

    (*) including acquisitions subsequent to Q3 2009Q3 IN REVIEW - Continued Growth, even amid Economic Adversity

    Across the board, Mainstreet's key metrics surged positively forward in
Q3 2009. These positive results and Mainstreet's continued growth reflect, in
large part, the Corporation's adherence to the four mantras it has adopted for

    Mainstreet persisted through Q3 in its efforts to manage and minimize
    variable operating costs and to leverage its strong financial position to
    renegotiate supplier contracts and restructure operations, all of which
    is showing a positive impact on the Corporation's operating margins.


    A keystone of Mainstreet's proven business model is the continued
    refinancing of floating conventional debt (which bears significantly
    higher interest rates than CMHC-insured debt) into lower interest, long-
    term CMHC-insured debt. In addition to freeing up funds for growth, this
    refinancing strategy significantly reduces Mainstreet's cost of borrowing
    and mitigates its debt risk.

    During Q3 2009, Mainstreet refinanced $11 million to long-term CMHC-
    insured mortgages at an average interest rate of 3.38%, which added
    approximately $4.8 million to the Corporation's funds for growth.
    Subsequent to Q3 2009, Mainstreet obtained approval from CMHC to
    refinance approximately $10 million at an expected average interest rate
    of 3.4%. From this refinancing, Mainstreet expects to raise approximately
    $7 million.

    Through refinancing, the Corporation has reduced the balance of its
    floating debt as of June 30, 2009, to less than $32 million - just 9% of
    its total mortgage loans.

    3.  CASH FLOW

    Another keystone of Mainstreet's business model is property
    stabilization, which involves renovating and improving the operating
    efficiencies of acquired properties and repositioning them in the market
    for higher rents and improved asset value. In Q3 2009, Mainstreet spent
    $2.5 million on property improvements. As of June 30, 2009, only 20% of
    the Corporation's portfolio had not been renovated.

    With each renter that take possession of a stabilized Mainstreet unit,
    the Corporation's cash flow will improve; and with every percentage point
    decrease in the overall vacancy rate, it is anticipated that Mainstreet's
    bottom-line profits will grow by $650,000 per annum (based on current
    rental rates).

    As of June 30, 2009, Mainstreet had a cash balance of $14 million - a
    very positive indicator in an economy that has precipitated cash flow
    challenges for companies across the globe.

    4.  CASH TO GROW

    With $14 million cash in hand, Mainstreet is in a strong position to
    pursue opportunities that align with its strategy for growth and its
    emphasis on fiscal prudence. Mainstreet's financial strength is further
    reinforced by the Corporation's ability to borrow funds against 15 clear-
    title properties and by its overall debt-to-market value ratio of 57%
    (based on AACI appraisals).

    MAINSTREET'S STRATEGY FOR GROWTH - The Right Asset Class, the Right
    LocationsMainstreet's vision is to consolidate and add value to mid-market
multi-family rental properties. Within this asset class, the Corporation
strategically zeroes in on geographic locations that combine exceptional value
with promising growth dynamics. In Q3 2009, Mainstreet acquired 157 apartment
units in Saskatoon and Surrey for $12 million. The average price per unit of
$76,000 (not including the cost of significant capital improvements) was well
below the estimated market value and replacement cost. Subsequent to Q3 2009,
Mainstreet acquired another 159 units in Saskatoon at an average unit cost of

    Why Saskatoon? Beyond the relative affordability of real estate compared
to other Western Canadian CMAs, Saskatoon shows strong growth dynamics that
support Mainstreet's aim of consolidating and adding value to the city's
mid-market apartment space. According to the Conference Board of Canada's
Metropolitan Outlook (Spring 2009), Saskatoon - with real GDP growth of 1.7% -
will lead the way in 2009 among the 13 Canadian CMAs covered in the study.

    Why Vancouver's Lower Mainland? The future growth dynamics of the Lower
Mainland of Vancouver dovetail perfectly with Mainstreet's 'consolidate and
add value' strategy. Additionally, the current lack of supply in such centres
as Surrey and Abbotsford is expected to have a significant positive impact for
Mainstreet when the economy turns and demand for rental properties increases.
    Moving forward, Mainstreet will continue to facilitate the consolidation
of mid-market rental properties and enlarge its brand as the Western Canadian
mid-market multifamily owner/operator.


    No company is immune to the forces of an economic recession, Mainstreet
included. The Corporation feels its impact on the mid-market apartment rental
business and on the credit marketplace, where it has presented the following
challenges:1.  A higher 'churn rate': Such recessionary forces as increased
        unemployment create a more rapidly 'revolving door' in mid-market
        apartment rentals; and in Q3 2009, Mainstreet experienced a
        significantly higher tenant turnover rate than in the past.
    2.  More bad debts: Another direct repercussion of economic recession is
        an increase in the number of tenants who default on rent payments - a
        challenge that negatively impacted Mainstreet's rental revenue in Q3
    3.  Softening in the rental market: Negative GDP and higher unemployment
        have been known to precipitate higher vacancy rates - a trend being
        borne out during the present economic recession. As a result, while
        Mainstreet has not lowered rental rents, the Corporation has been
        impelled to install rental incentives in some key locations.
    4.  The ongoing credit crunch: While the Canadian debt market appears to
        be easing, it presents an ongoing challenge for Mainstreet as the
        increased difficulty in obtaining mortgages could adversely affect
        the Corporation's vision for continued growth.
    5.  Uncertainty in the capital markets: Continued volatility in the
        capital markets poses ongoing challenges for Mainstreet and its


    Moving into the fourth quarter of 2009, Mainstreet is poised and well
positioned to take advantage of the many benefits the recession has brought to
the Corporation's business - most notably:

    -   lower costs for property acquisitions
    -   lower costs of borrowing (lower CMHC interest rates).With its usual discipline, Mainstreet is closely monitoring market
conditions and seeking opportunities for growth that align with the
Corporation's Value Chain business model.
    Mainstreet management remains steadfast in its belief that multi-family
rental housing is among the safest investments in any economic condition and
that Western Canada is the ideal geographical location for Mainstreet to
operate. Through 2008, according to Statistics Canada, the western provinces
all posted growth rates higher than the national average. And in the first
three months of 2009 (the latest period for which projections are available),
the four provinces in which Mainstreet operates surpassed all other provinces
in anticipated in-migration. Management believes this ongoing trend bodes well
for Mainstreet's future.
    Through a continued focus on strategic growth and unwavering adherence to
its mantras for 2009 - lower costs, refinancing to lower interest rates, cash
flow and cash to grow - management remains confident in Mainstreet's ability
to continue delivering value to shareholders.(1) This third quarter report is for the three-month period ended June
        30, 2009. Mainstreet's current fiscal year ends September 30, 2009.About Mainstreet

    Mainstreet is a Calgary-based, growth-oriented real estate corporation
focused on the acquisition, redevelopment, repositioning, and asset and
property management of mid-market apartment buildings. The Corporation
currently owns and operates residential rental units including apartments and
townhouses in Vancouver/Lower Mainland, Calgary, Edmonton, Saskatoon and
Greater Toronto Area. Mainstreet's common shares are listed on the Toronto
Stock Exchange under the symbol MEQ. As of June 20, 2009, there were
10,355,827 common shares outstanding.

    The above disclosure may contain forward-looking statements that involve
substantial known and unknown risks and uncertainties. These forward-looking
statements are subject to numerous risks and uncertainties, some of which are
beyond the Corporation's control, including: the impact of general economic
conditions in Canada, industry conditions, increased competition, the lack of
available qualified personnel or management, equipment failures, stock market
volatility, and fluctuations in rental prices, energy costs and foreign
exchange or interest rates. The Corporation's actual results, performance or
achievements could differ materially from those expressed in, or implied by,
these forward-looking statements and, accordingly, no assurances can be given
that any of the events anticipated by the forward-looking statements will
transpire or occur, or, if any of them do so, what benefits the Corporation
will derive from them.