420-424 East Hospitality Lane, San Bernardino, CA 92408

DOMINANT TRI-CITY COMMERCIAL HUB LOCATION

Ground Zero for Inland Empire Commercial + Employment Activity — positioned at the intersection of the I-10 & I-215 freeways, in the center of one of the busiest and most established commercial hubs in the Inland Empire.

Massive Built-In Demand Drivers — the Tri-City Commercial Hub features ±4.4M SF of retail/industrial/office employment centers.

Employment Density = Daily, Repeat Customers — 11,710 employees + 1,000+ businesses within 1 mile; 52,540 employees within 3 miles.

Deep Population Base — 257,000 people within 5 miles; 910,000 within 10 miles, supporting consistent spending across food, medical, financial, and service retail.

Surrounded by High-Performing Regional Retail — Costco, Sam’s Club, In-N-Out, Panera, Dutch Bros, BJ’s, Raising Cane’s, Best Buy, Home Depot, LA Fitness, Aldi, PetSmart, and more — reinforcing this corridor as a proven destination.

Corner Visibility at a Major Intersection — ±47,000 cars per day at Hospitality Ln & Carnegie with the center positioned for maximum exposure.

THE Retail Shops for Tri-City — one of the most visible, highest-quality shop offerings in the immediate Tri-City / Hospitality Lane corridor.

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HIGH VISIBILITY SHOPS IN SUPPLY CONSTRAINED TRADE AREA

Extremely Limited Shop Supply — only three shop spaces under 3,000 SF currently available within the broader Hospitality Lane / Tri-City corridor, creating sustained leasing leverage.

Abundant Parking (Front + Rear Access) — parking directly in front of suites plus rear access for customers and deliveries; ±1,535 total spaces available via the broader parking field/reciprocal parking.

Patio Spaces Drive Restaurant Stickiness — multiple food/coffee tenants benefit from patio seating, including prominent patio presence along the frontage (key for sales + long-term tenancy).

Durable Income Stream Diversified Across 13 Tenants — diversified rent roll across restaurant/coffee, dental/medical, financial services, insurance, beauty/wellness, and personal care users.

E-Commerce Resistant by Design — tenants provide in-person services and immediate-consumption food/coffee — fundamentally difficult to digitize.

High Tenant Investment / “Stickiness” — many suites feature meaningful second gen improvements, reducing move-out risk and supporting quick re-tenanting if turnover occurs.

Strong Customer Validation — majority at tenants show high Google ratings (4.5– 5.0 range), reinforcing real demand and operating strength.

Notable Tenancy Adding Momentum - Burattino Brick Oven Pizza - new lease signing, fast-casual pizza concept with multiple SoCal locations and meaningful brand visibility/social following. (1.3M followers); LifeStream Blood Bank — relocated to the site in 2021, signed a fresh 10-year lease, and invested heavily into its footprint; meaningful operational commitment; Certified Federal Credit Union — credit union servicing a defined employee/ customer base (Vons ecosystem), supporting repeat visitation.

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DURABLE INCOME STREAM WITH MINIMAL CAPITAL RISK

True NNN Structure — fully NNN leases with no caps on taxes/insurance/CAM, protecting NOI and reducing surprise owner exposure.

Contractual Rent Growth = Inflation Hedge — all leases feature 3%–4% annual increases; options generally structured at fair market value, preserving mark-to-market potential.

Ease of Management — association handles meaningful common-area scope (landscaping / security / parking lot components), reducing ownership burden.

Exceptional Office Fundamentals — surrounding office market is among the tightest in the U.S. at ~6.1% vacancy, driven by government + medical tenancy (resilient to work from home trends).

100% Leased, But Priced with 5% Vacancy Factor - Offering assumes a 5% vacancy factor despite the property being fully leased, resulting in understated in-place income (approximately a 6.80% cap rate without vacancy) and providing both a higher true yield and a built-in downside hedge.

Limited-to-No Near-Term Deferred Maintenance — major exterior/capex items addressed:

• New paint scheme for entire center (2023)
• Brand new 15-year roof installed in 2018 (warranty transferable)
• ±70% of HVAC units replaced since 2018
• Common area restrooms (two sets) remodeled (2019)
• Full camera monitoring system installed (2021)
• Replaced and upgraded all common area lighting to LED (2021)
• Overlayed and re-striped all shop frontage parking stalls (2022)