511 Newton St, South Hadley, MA 01075

SITE COMMITMENT & LEASE TERM: Originally operating under a 15-year lease signed in 2006, VCA Animal Hospitals has executed two lease renewals, the most recent was executed early, demonstrating their commitment to this site and market. There are currently over 5 years of term remaining on the lease followed by one (1), 5-year renewal option.

ATTRACTIVE RENT INCREASES: The VCA Animal Hospital lease features attractive 2% annual rent increases throughout the primary lease term and the renewal options, providing the investor with an attractive hedge against inflation.

STRONG OPERATOR: VCA Animal Hospitals is one of the largest and most established veterinary care providers in North America, operating a comprehensive network of more than 1,000 animal hospitals across the United States and Canada. The company delivers full-service veterinary care, including general practice, specialty, and emergency services, supported by standardized clinical protocols and advanced medical technology. VCA is a subsidiary of Mars Inc., a global leader in petcare, providing substantial financial resources, operational infrastructure, and long-term strategic backing. This institutional ownership and national scale position VCA as a highly stable and growth-oriented operator within the veterinary services sector.

MINIMAL LANDLORD RESPONSIBILITIES: The VCA Animal Hospital is responsible for all operating expenses at the Property, fully reimbursing for real estate taxes and insurance, and directly paying for common area maintenance, utilities, and HVAC repairs. The landlord is responsible for structure.

STRATEGIC LOCATION: VCA Animal Hospital at 511 Newton Street is strategically positioned along MA Route 116 (Newton Street), a primary north–south corridor connecting South Hadley to Holyoke and Amherst. The Property benefits from strong visibility, convenient access, and proximity to established residential neighborhoods that provide a consistent and built-in customer base. The site is located just minutes from the commercial amenities along Memorial Drive and is near Mount Holyoke College, further supporting daily traffic and population density in the immediate area. Additionally, the Property offers convenient regional connectivity to Interstate 91, providing direct access to the greater Springfield and Pioneer Valley markets.

RECESSION & E-COMMERCE RESISTANT TENANT: The pet care and pet lodging industries are experiencing significant growth with the U.S. pet care market expected to reach $116.14 billion by 2032. This expansion is fueled by the growing awareness of animal welfare, the availability of diverse pet care products, and the increasing tendency of pet owners to treat their pets as family members. The veterinary industry has shown to be stable across economic cycles with inelastic demand and essential services that require in-person assessment and treatment. With strong area demographics, the need for brick-and mortar veterinary buildings will continue to increase. This industry is largely unaffected by recessions and the need for personal interaction and specific medical aids cannot be satisfied through e-commerce.

TRADE AREA: Additional retailers in the surrounding trade area include Dollar General, 7-Eleven, Cumberland Farms, Big Y Express, Ace Hardware, PeoplesBank, and a number of local restaurants and businesses along the Route 116 corridor and in the nearby downtowns of South Hadley and Holyoke. There is strong education presence in the area, featuring Mount Holyoke College, which has an enrollment of over 2,000 students, and South Hadley’s public schools: South Hadley High School, Michael E Smith Middle School, Mosier Elementary School, and Henry J Skala School, all within 1 mile of the Property.

TRAFFIC COUNTS: Over 9,400 vehicles pass by the Property each day at the intersection of Goodman’s Hill Road and Boston Post Road (US Route 20).

DEMOGRAPHICS: Over 43,100 people live within 3 miles of the Property with an average household income of $107,892. More than 96,400 people live within a 5-mile radius of the Property with an average household income of $98,744.