Owner-User Office Opportunity with Attractive In-Place Income * 65.5% - Leased Fee-Simple Suburban Office Opportunity on Two-Building Campus | 5820 S Eastern Ave consists of a multi-story professional office building on its distinct parcel in a two-building campus. The building is available for purchase alongside the adjacent property at 5740 S Eastern, which together would provide new ownership with the optionality to operate as an integrated campus, market each building independently to distinct tenant profiles, or pursue separate disposition of one parcel without disrupting the other. This structural flexibility provides appealing future optionality and multiple exit accretive strategies. * Recession-Resilient Institutional Anchor Tenancy | Nevada State Board of Nursing (5,125 SF) is a state regulatory agency providing stable, non-discretionary demand. Combined with AARP, Marksman Security, and Tristar Risk Management, the existing tenant base is rooted in mission-driven occupancy independent of economic cycles, creating a foundation of durable cash flow. * Owner-User Acquisition Opportunity with Major Contiguous Suite | Suite 100 comprises 11,409 SF of institutional-grade, move-in-ready vacancy on the first floor, a rare, contiguous block suitable for an owner-occupant seeking modern Class A space without lease-term constraints. This is an ideal corporate headquarters investment that provides an attractive lease-savings trade-off. As opposed to leasing space, purchasing this property can provide protection against future rental market uncertainty and interest rate hikes, offering occupancy control, tax benefits, and after-tax equity accumulation. For example, ownership for a user could provide approximately $43,853/month tax savings or loss carry forward. See Lease vs. Own analysis (page 34). * Institutionally Maintained Building with Modern Systems & Minimal Deferred Capital | 5820 S Eastern Ave features multi-story professional construction with elevator service, attractive interior common areas, modern HVAC, 100% wet fire suppression, and commercial-grade power. The building presents well in occupiable condition throughout, with no deferred maintenance requiring immediate capital by new ownership. * T-Mobile Cell Tower: Perpetual, Inflation-Protected Income Independent of Office Market Conditions | Suite 230 is leased to T-Mobile as a rooftop cell tower through December 2052, 26 years remaining, with 3% contractual annual rent escalations and two five-year renewal options. This revenue stream is structurally independent of office occupancy and pays regardless of broader vacancy or market rent movements. New ownership inherits a durable, compounding income component that will grow through the entire hold period and well beyond. Established Urban Infill Location with Excellent Regional Connectivity * Exceptional Regional Accessibility | The property is positioned at the intersection of Eastern Avenue and Russell Road with direct access to I-215, placing it minutes from all major Valley highways.? Two I-215 interchanges are in close proximity, providing seamless connectivity to I-15, the Las Vegas Strip, Summerlin South, Mountains Edge, Anthem, and Henderson — effectively centering the asset within the entire Las Vegas metro.? Las Vegas Office Market Returns to Positive Absorption — Airport Submarket Leads Metro Recovery * Las Vegas Office Market Records Strongest Q1 Absorption Since 2023 — Vacancy at Two-Year Low | Per CBRE Q1 2026 Research, the Las Vegas office market recorded 123,000 SF of positive net absorption in Q1 2026 — the strongest first-quarter performance since 2023 and a sharp reversal from 41,000 SF of negative absorption in Q1 2025.? Metro-wide vacancy declined to 12.0%, its lowest level since Q4 2023, falling 60 basis points year-over-year.?