1400 Miracle Mile Dr, Rochester, NY 14623

LEASE TERM: M&T Bank has been at this location since 1983 and recently extended their lease (2+ years early) displaying strong commitment to this location. M&T Bank has 9+ years remaining on their original lease with two (2) 5-year renewal option periods.

ATTRACTIVE RENT INCREASES: The Lease calls for 5% rental increases at the start of each renewal option period, providing an attractive increase in revenue and a hedge against inflation.

CORPORATE GUARANTEED LEASE: The Property features a corporate guaranteed lease with M&T Bank. M&T Bank Corporation (NYSE: MTB) is a publicly traded regional financial services company. The bank operates more than 1,000 branches across 12 states and the District of Columbia, with approximately $9.9 billion in net revenue in 2023.

ZERO LANDLORD RESPONSIBILITIES: M&T Bank has an Absolute NNN Lease and is responsible for real estate taxes, insurance, utilities, common area maintenance, roof & structure, and parking lot replacement. Additionally, M&T Bank pays a fixed common area maintenance charge to the adjacent mall with 2% annual increases. This Absolute NNN Lease structure is an attractive investment for the passive real estate investor.

STRATEGIC RETAIL LOCATION: M&T Bank is strategically located along Miracle Mile Drive, a prominent commercial corridor in Rochester, New York, providing strong visibility and direct access to the surrounding trade area. Situated within Monroe County, the Property is easily accessible from established residential neighborhoods as well as nearby communities throughout the greater Rochester suburbs. Downtown Rochester is located approximately 5 miles to the northeast and serves as a major employment and institutional center for the region, supporting a deep and stable customer base. Additionally, the Property benefits from proximity to regional employers, healthcare facilities, and high-traffic retail destinations along Monroe Avenue and the Interstate 590 corridor, further enhancing long-term retail demand, visibility, and tenant performance.

STRONG CREDIT TENANT: M&T Bank Corporation is a publicly traded company (NYSE: MTB) with a market cap of approximately $32.78 billion (as of 1/9/2026). M&T reported total net revenue of roughly $9.9 billion for the year ended 12/31/2023 and maintains investmentgrade credit ratings in the BBB / Baa range from S&P and Moody’s, respectively

RETAIL TRADE AREA: Additional retailers driving traffic to the area include Walmart, Wegman’s, BJ’s Wholesale Club, Aldi, Burlington, Lowe’s, Hobby Lobby, Marshalls, Home Depot, Kohl’s, Ollie’s Bargain Outlet, Price Rite, Harbor Freight Tools, Dollar Tree, JOANN, Michael’s, Chick-fil-A, Chipotle, Wendy’s, Tim Horton’s, Floor & Décor, Dave & Buster’s, JCPenney, Lands’ End, Applebee’s, and many others.

TRAFFIC COUNTS: Over 13,300 vehicles pass the Property daily along Hylan Drive (CR 263) and more than 26,400 vehicles pass through the nearby signalized intersection of Jefferson Road (NY-252) and Hylan Drive.

DEMOGRAPHICS: More than 45,000 people live within 3-miles of the Property with an average household income of $89,980. More than 152,200 people live within 5-miles of the Property with an average household income of $104,211.