21730 Great Mills Lane, Lexington Park, MD 20653

LEASE TERM: Mr. Tire currently has 6+ years remaining on their double-net lease with two (2),10-year renewal options.

ATTRACTIVE RENT INCREASES: The lease calls for an attractive 8% rent increase in 2028, as well as annual CPI increases in the option periods, providing the investor with an attractive increase in revenue and a hedge against inflation.

CORPORATE GUARANTY: The lease is fully guaranteed by Mr. Tire’s parent company, Monro, Inc. Monro, Inc. is a publicly traded company (NASDAQ: MNRO) and had an annual revenue of $1.195 Billion in 2025.

MINIMAL LANDLORD RESPONSIBILITIES: The Mr. Tire lease is double net (NN) with the tenant responsible for all operating expenses at the Property including real estate taxes, insurance, and common area maintenance. The tenant is also responsible for the roof membrane with the landlord responsible for the roof decking and structure.

STRATEGIC LOCATION: Mr. Tire is well located at the signalized intersection of Great Mills Road and Shangri-La Drive. The corner parcel offers excellent visibility, with prominent signage and access from both Great Mills Road and Shangri-La Drive. The Property is directly across the street from a Big Lots-Anchored retail center and is down the street from the intersection of Great Mills Road and Three Notch Road, the primary commercial thoroughfare in Lexington Park. The Property is part of the larger trade area surrounding the entrance to the Patuxent River Naval Air Station.

NAVAL AIR STATION PATUXENT RIVER: The Property is just over 1,000 feet from the Patuxent River Naval Air Station. It is home to Headquarters, Naval Air Systems Command (NAVAIR), the U.S. Naval Test Pilot School, the Atlantic Test Range, Patuxent River Naval Air Museum, and serves as a center for test and evaluation and systems acquisition relating to naval aviation. The station also operates a small outlying field, NOLF Webster. The Patuxent Naval Air Station employs about 20,000 people, driving about 75 percent of the economy in St. Mary's County and providing roughly $3 billion to the state economy.

RETAIL TRADE AREA: Additional retailers driving traffic to the area include Big Lots, Walgreens, CVS, McDonald’s, Sherwin-Williams, Verizon, Dairy Queen, Popeye’s, Aaron’s, Family Dollar, Checkers, Domino’s, Wendy’s, Taco Bell, Caliber Collision, Ashley, Rent-A-Center, Ollie’s Bargain Outlet, Advance Auto Parts, Aldi, Royal Farms, and a variety of local businesses catering to residents’ needs.

STRONG DEMOGRAPHICS: Over 29,200 people live within a 3-mile radius of the Property with an average household income of $126,945. More than 45,500 people live within 5 miles of the Property with an average household income of $136,513.

TRAFFIC COUNTS: The Property sees more than 24,200 vehicles per day at the intersection of Great Mills Road and S Shangri-La Drive. Additionally, the nearby intersection of Great Mills Road and Three Notch Road (MD Route 235) sees over 38,000 vehicles per day.