Investment Highlights •20-year Absolute NNN Lease with 10% increases every 5 years •Positioned within infill out corridor of convenience retail and service-oriented businesses •Consistent fuel and convenience demand driven by necessity-based consumer behavior •Strong underlying real estate fundamentals within an established commercial node Market Highlights •Located on Primary retail corridor connecting directly to Interstate 10 •5 minutes from Home Depot and Walmart Supercenter •In-built cross-border demand due to proximity to the Texas–Louisiana state line •Supported by a stable, blue-collar workforce tied to petrochemical industry, including Dow + Chevron Phillips Chemical companies. •Proximity to major petrochemical, refining, manufacturing, and port-related employment hubs Tenant Highlights •Viper Fuels: experienced 9-unit operator with multiple locations across Texas