12229 Montana Ave, El Paso, TX 79938

Pegasus Investments Real Estate Advisory Inc. and ParaSell, inc. as exclusive advisors to the Seller, are pleased to present the opportunity to acquire a newly constructed, 100% absolute triple net (NNN) Olive Garden restaurant located in El Paso, Texas (the “Property”). The Property is leased to Olive Garden Holdings, LLC, a wholly owned subsidiary of Darden Restaurants, Inc. (NYSE: DRI), which carries an investment-grade credit rating (S&P: “BBB”). The building was constructed ground up by Darden and delivered in 2026 with a new 10-year lease featuring 10% rental increases every five years and four (4) 5-year extension options. The combination of investment-grade credit and an absolute net lease structure provide investors with a passive, durable, long-term cash flow at an attractive basis given Darden’s current development costs average approximately $3 million for the improvements alone.

Darden is the world’s largest full-service restaurant company, a Fortune 500 enterprise and the parent of some of the most recognizable brands in American dining. Olive Garden is Darden’s flagship brand and single largest revenue driver, having recently surpassed $5 billion in annual sales across 935 locations nationwide and averaging approximately $5.6 million in sales per restaurant. Darden, between yearend 2021, and year end 2025, grew total sales by nearly 70% from $7.2 billion to $12.1 billion in annual sales. The Property is a ±7,828 SF freestanding restaurant on a 1.98-acre parcel within Montana Commons, a brand new fully leased six-pad development site co-tenanted by leading national operators: Quik Trip, Portillo’s, Panda Express, LongHorn Steakhouse and Mister Carwash. The Property is located directly across from one of the highest-performing Walmart Supercenters in the country (top 1% nationally, per Placer.ai) and a Lowe’s Home Improvement Store. The corridor’s strength is further validated by the co-tenants which have acquired their real estate at Montana Commons — QuikTrip, Mister Car Wash, and Panda Express have each acquired their respective parcels at fair-market pricing, demonstrating long-term commitment to the location. The Property is located in East El Paso, with average household income exceeding $93,000 within a 5-mile radius and a trade area population approaching 200,000 residents, making it the largest and fastest growing submarket in the MSA. The long-term trajectory of this investment is further reinforced by TxDOT’s nearly $400 million Montana Expressway, expected to carry over 100,000 VPD upon completion in 2027, and Fort Bliss, which generates a $28 billion annual economic impact. Fort Bliss, located immediately adjacent to the Property supports 127,000 jobs and in March 2026 was selected as the site of a Carlyle Group hyperscale AI data center projected to bring an additional 2,000 jobs and billions in private investment to the region. Finally, El Paso’s ports of entry support nearly $100 billion in trade annually and the MSA surpassed one million residents in 2025, roughly half of the 2.0 million residents in Ciudad Juarez, which collectively provide a meaningful and dense population.