• Industry-Leading Tenant with Enhanced Scale and Credit Profile – MRC Global is a leading global distributor of pipe, valves, fittings (PVF), infrastructure products, and related supply chain services supporting the gas utility, downstream, industrial, energy transition, and pipeline transmission markets with 200+ locations nationwide. In the fourth quarter of 2025, MRC Global was acquired by DNOW Inc. (NYSE: DNOW) in a $1.5 billion all-stock transaction, positioning the tenant within one of the largest publicly traded industrial distribution platforms in North America. Today, the combined company generates more than $5 billion in annual revenue and operates a network of 350+ locations worldwide, providing enhanced scale, broader customer diversification, expanded product offerings, and increased financial strength. • Committed 25+ Year Tenant | Rare Absolute NNN Lease | 3% Annual Rent Increases – MRC Global recently executed a 5-year lease extension, reaffirming its long-term commitment to the property after more than 25 years of continuous occupancy at this location since 2002. By the expiration of the current lease term in 2031, the tenant will have occupied the property for approximately 29 years. The lease is structured as a rare Absolute NNN lease, with the tenant responsible for all operating expenses and capital expenditures, including roof and structural repairs and replacements, resulting in zero landlord responsibilities. Additionally, the lease provides for 3% annual rent increases, creating predictable income growth and a compelling hedge against inflation. • Functional Low-Coverage Industrial Facility with Purpose-Built IOS Yard – The Property features a highly functional ±15,796 SF industrial facility situated on an oversized ±3.126-acre site with a low 11.60% building coverage ratio, providing exceptional industrial outdoor storage (IOS) functionality. Purpose-built for MRC Global's operations, the Property includes a secured outdoor storage yard designed for the staging and storage of bulk and large-diameter pipe, creating a highly efficient layout with ample truck maneuverability, equipment storage, and future operational flexibility. • Mission-Critical Location Directly Serving MRC Global's End Users – Strategically located within the Decatur-Huntsville industrial market, the Property serves a dense concentration of MRC Global's direct end users, all located within an approximate 2-mile radius, including 3M, Indorama Ventures, Nucor Steel, Air Products, and Toray Composite Materials, in addition to numerous aerospace, defense, and advanced manufacturing companies throughout the region. This close proximity enables rapid inventory fulfillment, strengthens long-standing customer relationships, and creates meaningful barriers to relocation.