609 TENTH AVE S, GREAT FALLS, MT 59405-4048

COMMUNITY CARE PARTNERS CORPORATE LEASE GUARANTY

BestMed Urgent Care is part of Community Care Partners (“CCP”), who fully guarantees all lease obligations. CCP is a physician-owned and managed group of urgent care and primary care clinics serving patients across the U.S. with 114+ units operating under four banners across six states, including 36 BestMed locations. The organization is ranked among Inc. 500’s Fastest Growing Private Companies with 464% growth over the last three years and ranks as the 9th largest independent urgent care operator in the U.S.

PROXIMITY TO MALMSTROM AIR FORCE BASE

Property is <4 miles from Malmstrom Air Force Base,the #1 largest employer in the city and one of the largest employers & economic drivers in the state of Montana. The base is one of only three in the U.S. that house land-based intercontinental ballistic missiles, making it a key component of U.S. defense infrastructure. The U.S. has begun a $141B+ modernization project (Sentinel Missile Program) consisting of major upgrades to all three such U.S. nuclear ICBM bases. The project represents one of the largest U.S. defense investments of all time and billions will flow into Great Falls as a result.

PROPOSED $1.5+ BILLION HYPERSCALE DATA CENTER CAMPUS

Proposed 2+ million SF data center campus on 569 acres would represent a $1.0 - $1.50+ billion investment in Great Falls and be one of the largest development projects of any kind in Montana history. Ardent TAC Data Centers, an Atlanta-based company, is already under contract to purchase the land site for development, which has also been announced by the Great Falls Development Alliance. The project will create an estimated 1,500 to 2,000 construction jobs and 150-200 permanent positions.

ONLY URGENT CARE IN GREAT FALLS, MT

Subject Property is the only urgent care facility in Great Falls, MT. The only other options for comparable care are the Benefis Hospital system and various primary care providers, both of which typically have longer wait times and/or need to be scheduled weeks in advance, are more expensive, and are less conveniently located compared to urgent care.

UNIQUE BILLBOARD OWNERSHIP INCLUDED IN SALE

Property includes ownership of the billboard on site. While the billboard currently brings in nominal additional income (not included in total NOI outlined herein), it offers a major benefit to tenants on site who can use it to advertise their business, as BestMed does currently. This sets the asset apart from others on market, both locally and nationally, and also offers the ability to increase billboard rents in the future for potential upside.

40% LOWER RENT COMPARED TO AVERAGE NEW URGENT CARE LOCATION TODAY

Low rent compared to new urgent care locations today, most of which are paying $60+/SF in rent. This low rent helps to decrease tenant operating costs and boost their bottom line performance, increasing probability of lease renewals.

RECENTLY RENOVATED LOCATION (2021) AVAILABLE AT LOW PRICE/SF

The Property was renovated in 2021 to BestMed’s specifications, offering attractive residual value. Furthermore, the lower in-place rent translates to a price/SF of only $542, which is 25% below average across all urgent care assets today (and about half of where new construction urgent care assets trade).

LONG-TERM NNN LEASE

10+ years of lease term remaining on a passive, NNN lease with Landlord’s responsibilities limited to structure only. Tenant is responsible for all else, including maintenance, repair, and replacement of the roof.

2.00% ANNUAL RENTAL INCREASES

Attractive rental escalation structure offering a hedge against inflation and a cash flow boost over time.

GREAT FALLS, MT LOCATION – VACANCY LESS THAN HALF OF U.S. AVERAGE

Great Falls is Montana’s 3rd largest city, located just off the busiest north/south corridor in the state (I-15). The city is home to nearly 65,000 residents and is undergoing a major development cycle driven by a $1.5B data center proposal and a large-scale housing pipeline exceeding 2,800 units. The market has a vacancy rate of just 2.00%, which is less than half of the U.S. average. Vacancy is expected to fall even further considering near-term market & job growth.

DIRECT FRONTAGE ON LARGEST RETAIL CORRIDOR IN GREAT FALLS

BestMed benefits from direct frontage on 10th Avenue S, the busiest retail corridor in Great Falls with over 35,000 vehicles passing the site daily. Nearby tenants also include Target, Starbucks, Five Guys, Texas Roadhouse, Hobby Lobby, Wendy’s, Arby’s, MOD Pizza, Panera Bread, Burger King, Harbor Freight, Jimmy John’s, and more.