Corporate Backed Lease Lease backed by Bealls Inc. — founded 1915, family-owned, 660+ stores across 22 states, with 25 new stores planned for 2026-2027. Contractual Rent Growth A 10% increase on February 1, 2031 lifts Bealls base rent from $153,396 to $168,736, stabilizing at a 9.4% cap rate. Lake Eufaula – Tourist Traffic Located near Lake Eufaula, Oklahoma's largest lake at 102,000 acres — state park 14 miles southwest, plus the Carlton Landing resort town. Established Retail Node Positioned alongside Walmart Supercenter, Dollar Tree, and O'Reilly Auto Parts at the I-40 / US-69 interchange — the dominant retail corridor in McIntosh County. Immediate Yield An 8.61% going-in cap rate delivers $167,796 of in-place income from close. Outparcel Income Mudslingers Coffee is on a ground lease in the parking lot — 10+ locations throughout the Southeast and the only drive-thru coffee option in Checotah.