1008 S State St, Clarksdale, MS 38614

Lease & Location:

• Corporate Lease with T-Mobile: Over six years remaining on a 10-year absolute NNN lease with T-Mobile, a leading national wireless carrier.

• 2021 Retrofit: The property was fully retrofitted in 2021 to meet T-Mobile’s current specifications, minimizing near-term capital expenditure.

• Scheduled Rent Increase: Lease includes a 10% rent escalation in 2027, contributing to an adjusted cap rate of 8.00%.

• Prime Retail Positioning: Strategically located along South State Street, the primary commercial corridor in Clarksdale, and outparcel to a high-performing Walmart Supercenter.

• Established Retail Trade Area: Surrounded by nationally recognized tenants including Walmart, McDonald’s, Kroger, AutoZone, O’Reilly Auto Parts, Dollar Tree, Murphy USA, Popeyes, Taco Bell, and Hibbett Sports, reinforcing long-term retail demand.

• Demographic Profile: The property benefits from a ±5-mile population base of approximately 14,844 residents, supporting consistent consumer traffic.

• Regional Accessibility: Strong connectivity via U.S. Route 61 and U.S. Route 49, with Clarksdale located approximately 75 miles south of Memphis, a major economic hub in the Mid-South.

Tenant:

• National Wireless Carrier: T-Mobile is one of the largest wireless service providers in the United States, serving approximately 139.9 million customers as of Q3 2025.

• Extensive Retail Footprint: Operates over 6,200 retail locations nationwide, offering broad market coverage, strong brand recognition, and convenient customer access across both postpaid and prepaid service segments.

• Impressive Financial Performance: Reported $81.40 billion in total revenue for FY 2024, underscoring consistent top-line growth and a stable, recurring revenue model driven by subscription-based wireless services.