UNRESTRICTED, HARDENED OPERATING YARD ON IH-35E — DAY 1 UTILITY WITH ENVIRONMENTAL TESTING COMPLETED BY OWNER (ESA PH 1 - SEE VAULT FOR EXCERPT REPORT) Offering between 27.4 AC - 68.32 acres on the IH-35E service road in unincorporated Denton County, with an improved hardstand yard already in operation. Assembling this from raw ground today would take years of entitlement and significant capital — and most North Texas jurisdictions would not permit it at any price. 35 years of continuous heavy outdoor-storage use, no city zoning, and no use restriction by ordinance. **Ownership commissioned a Phase I Environmental Site Assessment before bringing the property to market. Available on request; follow-on soil investigation scoped and priced. Documentation is in the data room. WHY THIS SITE CANNOT BE REBUILT - 4-5 years of entitlement and permitting in any zoned DFW jurisdiction, assuming approval is granted at all. - Most North Texas cities will not permit a new outdoor-storage or salvage-character yard of this scale by right, at any price. - Cost to construct comparable hardstand from raw ground is real and rising — this improvement is already in place and in use. - 35 years of continuous heavy outdoor-storage operating history on this exact site. PRICING & DIVISIBILITY — AVAILABLE THREE WAYS, PORTIONS FROM $3,069,000 - THE EXPANSION / INVESTMENT TRACT: 40.92 AC — $3,069,000 ($75,000/AC) - THE IMPROVED YARD: 27.4 AC — $4,384,000 ($160,000/AC) - THE ENTIRE SITE: 68.32 AC — $6,732,000 ($98,536/AC) — discounted, a $721,000 savings vs. the sum of parts Seller financing available. Ownership will consider terms on all or a portion of the purchase price, and a phased acquisition structure. MARKET CONTEXT — THE SCARCITY ARGUMENT - IOS vacancy ~2.5%-4% vs. ~6.5%-8.3% for traditional industrial (Partners Real Estate). - DFW industrial vacancy 8.1%-8.6% in Q2 2026, down consecutive quarters (CBRE, JLL) — a tightening macro backdrop. - $360M + $400M + $226M in IOS capital transactions between March and July 2026 alone — three separate sponsors (Sagard/La Caisse, Alterra IOS, JLL), one pattern, not an anecdote. - $181M of IOS acquisitions in H1 2026 alone (Catalyst Investment Partners) — transaction velocity, not just capital raised. Several of this site's uses can produce income from day one — yard leasing, fleet and truck parking, dismantling, or batching — because the hardstand, the utilities, and the operating history are already in place. An investor underwrites the current use rather than a four-year entitlement outcome, and can phase the 27.4-acre yard and the 40.92-acre balance separately. USE-CASE PROOF — BUILT AND PROVEN FOR Auto Dismantling & Recycling: 35 years of continuous vehicle storage and salvage-yard operation on this exact site — no zoning case, no use approval, no council vote required to continue it. A Phase I ESA is already complete. Truck Terminal & Fleet Parking: Structural precedent — Outpost phased a 42.3-AC Fort Worth site as truck parking (~15 AC improved, ~27.3 AC to be improved); this property's 27.4/40.92-AC split is the same play. Southeastern Freight Lines already committed $30M to a Denton terminal in this submarket. Concrete, Aggregate & Batching: A named prospect (the adjacent property owner to the north) approached ownership for concrete batching and was days from an LOI — validated demand, not a hypothetical use. Two on-site wells support a water-intensive operation independent of municipal supply. GROWTH & DEMAND DRIVERS - 966 truck transportation firms and 1.39M employees within 45 minutes support long-term freight and labor demand. - Denton County population up ~39% over 10 years, crossed 1M residents in 2023, projected 1.3M+ by 2030. - Sanger ISD: 14 active subdivisions plus 19 planned with 12,500+ future lots; enrollment projected to more than double by 2035. INFRASTRUCTURE INVESTMENT - TxDOT I-35 North Improvement Project: $187M allocated to widen I-35 from 4 to 6 lanes plus continuous frontage roads directly fronting the property. - Part of a $1.25B+ Denton County corridor reconstruction program enhancing long-term truck access and capacity. Approx. 900' of IH-35E service-road frontage with multiple access points. Outside city limits. No city zoning. No SUP or rezoning risk. Maximum use flexibility. IDEAL FOR: IOS, truck terminals, fleet parking, contractor yards, equipment laydown, auto dismantling and recycling, concrete/aggregate/batching, heavy industrial uses, and phased industrial development.