* Dominant International Brand – Pizza Hut is one of the world's largest pizza restaurant companies, with approximately 20,000 locations across 100+ countries and ~$10 billion in annual system-wide sales. In September 2026, Pizza Hut was acquired by LongRange Capital, a private equity firm founded in 2019 and managing approximately $1.8 billion in assets. * Proven Operator – Southern PacPizza, the operator and guarantor, is among the most prominent Pizza Hut franchisee groups in the system, with 77 locations and nearly 30 years of operating history. The entity of Southern PacPizza itself manages 24 units across Southern California. * Long Term Absolute NNN Lease – Pizza Hut operates under a 15.5-year Absolute NNN lease (expiring March 2041), one of the most hands-off forms of real estate investment with essentially zero landlord obligations or oversight * Improving Returns – Due to embedded increases (10% every 5 years), the Net Operating Income is projected to increase $40,713 (33%+) over the initial lease, providing a strong inflationary hedge compared to many “flat” STNL investments * Drive-Thru Component – Drive-thru uses have been some of the most active, successful, and “pandemic proof” uses in the retail market, enhancing the likelihood of Pizza Hut’s continued long-term success at the location * Proximity to World-Renowned Coachella & Stagecoach Festivals – The property sits just minutes from the Empire Polo Club, host to the Coachella Valley Music and Arts Festival and the Stagecoach Country Music Festival. Together the festivals draw roughly one million visitors each year and generate an estimated $700 million+ in annual economic impact, driving a major seasonal surge in traffic and spending throughout the trade area * Robust Economic Drivers – Tourism is the cornerstone of the Coachella Valley economy, generating more than $9 billion in annual economic impact and drawing roughly 15 million visitors per year. The city of Coachella has been one of the region's fastest-growing communities, with the population growing nearly 10% since 2020.