Investment Overview

TOWER PLAZA CARROLLTON (ATLANTA MSA), GA • The subject property is an 89,880 SF retail center delivering a $595,706 in-place NOI • The center is 97% leased and has immediate Day-1 cash flow in a stable secondary Georgia market • Mark-to-market opportunity with 20% of the center expiring in 3 years with no options to renew • Attractive 7.75% cap rate with embedded upside through leasing and renewals STRONG LEASING MOMENTUM RECENT BACKFILL & RENEWALS • Recent Ashley Furniture backfill and Family Dollar renewal demonstrate strong tenant demand • Average tenant tenure 10.4 years with proven operators committed to the location and no dark tenant history • One 3,000 SF vacancy provides immediate lease-up opportunity at market rents ORGANIC NOI GROWTH MARK-TO-MARKET UPSIDE • Average in-place rent is $11.04 PSF | Shop space rents are $12.80 – 13% below market asking of $14.62 PSF (CoStar) • 20% of the GLA rolls within the next 3 years with no options to renew. • Proforma NOI growing by 28% through renewals/re-leasing at market rates • Low anchor rents (Ollie’s $4.25 PSF | Ashley $5.30 PSF) lock in durable traffic drivers while shops reset to $15–$18 PSF – embedded contractual bumps and resets deliver organic growth DOMINANT POSITIONING BANKHEAD HWY RETAIL CORRIDOR • Signalized corner location with direct frontage on Bankhead Hwy (20,000 VPD) and benefiting from proximity to Route 166 (30,000 VPD) – the primary retail artery connecting Carrollton to Atlanta • Irreplaceable hub for surrounding rural areas with limited competition (only one other major center on Bankhead Hwy) • Surrounded by national retailers like Shoe Show, Planet Fitness, Food Depot, Dollar General, etc. • Excellent real estate fundamentals: above-grade visibility, massive parking lot, no medians, left-turn lanes ATLANTA MSA EXTENSION WEST GEORGIA HUB • Carrollton serves as a blue-collar hub for West Georgia (Atlanta MSA) with an $80,000+ average HHI and low cost of living • The city of Carrollton acts as a retail/medical center for surrounding rural areas, serving a regional population of 430,000+ • Major traffic drivers include the University of West Georgia (16,072 students), Tanner Medical Center, and Southwire • Local developments fueling demand: Carrollton Greenbelt (walking/biking trail connecting UWG/neighborhoods), Adamson Square downtown district, and Oak Mountain & Sunset Hills Country Clubs