BRAND NEW 15 YEAR NNN GROUND LEASE

This is a brand new 15-year NNN ground lease featuring 10% rent bumps every five years during the initial term and throughout each of the four five-year renewal options.

NORTH AMERICA'S PREMIER QUICK-LUBE OPERATOR

Backed by a corporate guarantee from Valvoline Inc. (NYSE: VVV), a leading provider of quick, convenient preventive maintenance services through a network of roughly 2,200 locations across the U.S. and Canada, this investment benefits from a stable, high-performing tenant. Valvoline completes over 30 million services annually and reported $1.71B in revenue for fiscal 2025, a 6% increase year-over-year.

Valvoline has transitioned in recent years to focus primarily on its high-growth retail services model, with over 11,000 employees driving network expansion and customer service excellence. Its retail-first business strategy has supported consistent growth and strong brand recognition, positioning it as one of the largest quick-lube automotive service providers in North America.

SCHEDULED RENTAL ESCALATIONS

The lease features robust, built-in income growth through contractual 10% rent increases every five years throughout the initial term and each of the four renewal options. These embedded escalations provide predictable cash flow expansion, enhance long-term yield stability, and serve as a natural hedge against inflation, driving sustained value appreciation over the life of the investment.

HIGH-TRAFFIC CORRIDOR IN A THRIVING EASTERN CINCINNATI MARKET

Located on the highly trafficked Red Bank Road, this corridor is a significant north–south arterial and commercial spine on Cincinnati’s east side, linking I-71 with U.S. Route 50 (Columbia Parkway) and providing important circulation between major residential neighborhoods and key regional roadways. Red Bank Road’s position between major highways and populated neighborhoods such as Hyde Park, Oakley, Mariemont, Madisonville, and Fairfax makes it a high-traffic, strategically valuable corridor for commercial real estate and retail uses.

ZERO LANDLORD OBLIGATIONS

Structured as a NNN ground lease, the property requires no landlord management responsibilities, creating a truly passive investment opportunity with stable, predictable income.

LIMITED DIRECT COMPETITION

As the sole quick-lube provider within a one-mile radius, Valvoline benefits from a strong competitive position, capturing consistent customer demand with no immediate nearby alternatives.

COMPELLING MARKET DEMOGRAPHICS

The property benefits from a dense and affluent trade area, with more than 221,000 residents and over 100,500 households within a five-mile radius. The average household income exceeds $148,879 within three miles, highlighting the area’s strong consumer spending power and economic stability.