Investment Overview

IRREPLACEABLE HARD-CORNER POSITION ON MELBOURNE’S #1 RETAIL CORRIDOR Positioned At The Retail Epicenter Of West Melbourne Along New Haven Avenue (US-192, 32,500+ VPD), Directly Among Target, Home Depot, Lowe’s, Sam’s Club And The 841,000-Sf Melbourne Square Mall (200+ Stores). Regional Traffic Feeds Off Nearby I-95 (103,500+ VPD), Delivering The Rooftops And Drive-By Volume That Anchor Dutch Bros’ High-Throughput Model. BRAND-NEW 15-YEAR ABSOLUTE-NET LEASE | TRULY PASSIVE OWNERSHIP Fresh 15-Year Term Commencing July 2026 On Fee- Simple Land, With Zero Landlord Responsibilities — The Tenant Covers All Taxes, Insurance, Maintenance And Capital Obligations. A Genuine Mailbox-Money Asset Built For 1031 Exchange, Passive, And Estate- Planning Buyers Who Want Zero Management. CORPORATE GUARANTY FROM ONE OF QSR’S FASTEST-GROWING BRANDS Cash Flow Guaranteed By Dutch Bros Inc. (Nyse: Bros), A Publicly Traded Operator That Has Scaled Past 1,000 Shops Toward A Stated 4,000-Store Goal. Dutch Bros’ Explosive Unit Growth And Cult-Like Following Make Its Corporate-Backed Locations Among The Most Sought- After Tenants In The Net-Lease Market. BUILT-IN 10% RENT BUMPS EVERY 5 YEARS INFLATION HEDGE Contractual Increases Grow Rent From $175,000 To $211,750 Over The Initial Term — 21% NOI Growth — And To $281,839 By The Final Option, A 61% Increase. Compounding, Landlord- Favorable Growth Protects Yield Against Inflation Across A Potential 30-Year Hold. AFFLUENT DENSELY POPULATED TRADE AREA More Than 146,000 Residents Live Within Five Miles, With Average Household Incomes Exceeding $111,000 In The Immediate One-Mile Ring — A High-Density, High-Income Consumer Base That Supports The Premium Daily-Needs Spending Dutch Bros Depends On. SPACE COAST GROWTH MARKET | NO STATE INCOME TAX Melbourne Anchors Florida’s Booming Space Coast, A $24B+ Economy Fueled By Aerospace, Defense And Commercial Space, With 1.4m+ Annual Airport Passengers. Tax-Free Florida Ownership, High-Wage Job Growth And Expanding Corporate Campuses Underpin Long-Term Tenant Demand And Asset Security.