Investment Overview

LOCATION- LOCATED IN THE MAIN RETAIL CORRIDOR OF TUPELO, MS * Located in a dense retail corridor across the street from Walmart Supercenter that had 2.1M visitors the last 12 months (per placer.ai)- other national retailers in the immediate area include: Harbor Freight Tools, Dollar Tree, Express Oil Change, Starbucks, McDonald’s, KFC, Taco Bell, Sonic, Wendy’s, and Jack’s * Located on W. Main Street that has an average daily traffic count of 23,000 * Tupelo, located between Memphis and Birmingham, serves as the regional economic hub for a large portion of North Mississippi- over 130 domestic and international manufacturers are in Tupelo/Lee County with the largest employers being Toyota Motor Corporation, Ashley Furniture, WestRock, and Goodyear Tire * Toyota Mississippi is a 2M SF facility that created over 4,000 jobs and has invested over $1.3B in the state’s economy since 2007- in 2025, Toyota announced a $125M investment to launch the hybrid-electric Corolla out of the Tupelo facility * North Mississippi Medical Center is located in Tupelo and is widely recognized as the largest non-metropolitan hospital in the U.S. with over 600 beds * Over 40,000 residents within a 5-mile radius with an AHI over $82,000 LEASE TERMS- LONG TERM ABSOLUTE NNN LEASE WITH INCREASES * In 2022, Tupelo Donut Holdings signed a long term 20-year absolute NNN Lease that will expire on October 31, 2042 * 10% rental increases every 5 years, including the four (4), five (5) year option periods- next escalation is on November 1, 2027 * Conservative rent of only $65,000 * Fee-simple asset allowing for depreciation benefits TENANT AND PROPERTY- GROWING FRANCHISEE CURRENTLY IN 5 SOUTHERN STATES * Tupelo Donut Holdings, LLC is a subsidiary of IDH Alliance which currently operates approximately 70 Dunkin’ and Baskin Robbins across AL, GA, MS, NC, and TN * IDH Alliance, headquartered in Alpharetta, GA, has been in business for 20 years * The property, a former Krystal, was renovated in 2022 to the newest Dunkin’ prototype