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DOLLAR GENERAL (St. Louis MSA) 405 Broadway Avenue South Roxana, IL 62087 TABLE of CONTENTS

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DOLLAR GENERAL (St. Louis MSA) 405 Broadway Avenue South Roxana, IL 62087 TABLE of CONTENTS NET LEASE INVESTMENT OFFERING DOLLAR GENERAL (St. Louis MSA) 405 Broadway Avenue South Roxana, IL 62087 TABLE OF CONTENTS TABLE OF CONTENTS I. Executive Profile II. Location Overview III. Market & Tenant Overview Executive Summary Photographs Demographic Report Investment Highlights Aerial Market Overview Property Overview Site Plan Tenant Overview Map NET LEASE INVESTMENT OFFERING DISCLAIMER STATEMENT DISCLAIMER The information contained in the following Offering Memorandum is proprietary and strictly confidential. STATEMENT: It is intended to be reviewed only by the party receiving it from The Boulder Group and should not be made available to any other person or entity without the written consent of The Boulder Group. This Offering Memorandum has been prepared to provide summary, unverified information to prospective purchasers, and to establish only a preliminary level of interest in the subject property. The information contained herein is not a substitute for a thorough due diligence investigation. The Boulder Group has not made any investigation, and makes no warranty or representation. The information contained in this Offering Memorandum has been obtained from sources we believe to be reliable; however, The Boulder Group has not verified, and will not verify, any of the information contained herein, nor has The Boulder Group conducted any investigation regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein. NET LEASE INVESTMENT OFFERING EXECUTIVE SUMMARY EXECUTIVE The Boulder Group is pleased to exclusively market for sale a single tenant net leased Dollar General property SUMMARY: located within the St. Louis MSA in South Roxana, Illinois. The property is strategically located on the corner of Illinois Route 111 (Central Avenue), South Roxana primary north-south thoroughfare. There are over six years remaining on the Dollar General lease which expires on November 30, 2023. The lease features two 5-year renewal option periods with 15% increases. This is a proven location for Dollar General as evident by their execution of the first two renewal options. The 8,125 square foot property is strategically located on the corner of Broadway Avenue and Illinois Route 111 (Central Avenue). Broadway Avenue, running east-west, and Illinois Route 111, running north-south, are the primary thoroughfare in the area. The Dollar General property had the roof and HVAC System recently replaced. Dollar General is scheduled to remodel and enhance the property in 2017. The Dollar General property is in a residential area consisting primarily of oil industry professionals. The Wood River Refinery, positioned immediately to the north in Roxana, is one of the region’s largest oil refineries employing more than 1,100 people and recently underwent a roughly $2 billion expansion. The property is located in an area that is rapidly being developed into a national transportation hub due to its central location in the Midwest and the confluence of several major interstate highways nearby. Many companies in the United States have distribution warehouses nearby including Dial Corporation and Procter and Gamble. Southern Illinois University Edwardsville (SIUE), located within 5 miles of the property, has an enrollment of over 14,000 students, 1,000 staff and is an NCAA Division I member of the Ohio Valley Conference. Dollar General is an investment grade rated company with a Standard & Poor’s rating of BBB. Dollar General is publicly traded on the New York Stock Exchange (Symbol: DG) with a market capitalization in excess of $20.5 billion. Dollar General operated more than 13,300 stores located in 43 states. NET LEASE INVESTMENT OFFERING INVESTMENT HIGHLIGHTS INVESTMENT • Proven location as evident by execution of first two renewal options HIGHLIGHTS: • Located within the St. Louis MSA • Investment grade company with an S&P rating of BBB • 15% rental escalations in each renewal option period • Located along two primary thoroughfares • Close proximity to The Wood River Refinery, owned by Phillips 66 and Cenovus Energy, which employs more than 1,100 people • Store is being remodeled and enhanced in 2017 • Limited competition in the area NET LEASE INVESTMENT OFFERING PROPERTY OVERVIEW PROPERTY Price: $607,150 OVERVIEW: Cap Rate: 8.40% Net Operating Income: $51,000* Lease Commencement Date: December 1, 2003 Lease Expiration Date: November 30, 2023 Renewal Options: Two 5-Year Remaining Rental Escalations: 15% in Each Option Tenant: Dollar General Credit Rating: Investment Grade – BBB (Standard & Poor’s) Year Built: 2003 Lease Type: NN Rentable Square Feet: 8,125 SF Lot Size: 40,510 SF * Additionally, tenant pays landlord a monthly fee of $255 for cost of care and maintenance of parking lot. Fee increases by 15% in Renewal Option Periods. NET LEASE INVESTMENT OFFERING PHOTOGRAPHS NET LEASE INVESTMENT OFFERING AERIAL NET LEASE INVESTMENT OFFERING SITE PLAN NET LEASE INVESTMENT OFFERING MAP NET LEASE INVESTMENT OFFERING DEMOGRAPHIC REPORT DEMOGRAPHIC Population 1-Mile 3-Mile 5-Mile REPORT: Total Population 2,127 11,402 34,200 Total Households 823 4,672 13,507 Income 1-Mile 3-Mile 5-Mile Average Household Income $49,363 $58,183 $58,185 NET LEASE INVESTMENT OFFERING MARKET OVERVIEW MARKET South Roxana, Illinois OVERVIEW: South Roxana, located 15 miles north of downtown St. Louis, Missouri, is a village in Madison County, Illinois. The population was 2,053 at the 2010 census. South Roxana has experienced a roughly 6.5% growth rate since the 2010 census according to CityData.com. South Roxana is considered to be part of the Riverbend or Metro East area. It is well known for its bright Christmas lights lining Illinois Route 111, its main street, throughout the holiday season each year. A majority of the land in South Roxana is occupied by the Wood River oil refinery owned by Phillips 66 and Cenovus Energy. The Wood River oil refinery is the 8th largest in the United States and Phillips 66 the third largest integrated Energy Company in the United States. The South Roxana area is home to a number of ancillary businesses that service the refinery, as well as the local barge and transportation industry. In 1918, the Shell Oil Company opened its Wood River Refinery in what was then called Wood River Field, an area south of the city of Wood River. As houses began being built close to the refinery, the population there grew to the point that in 1921, the village was incorporated. South Roxana is served by Amtrak in Alton, St. Louis Regional Airport in Bethalto, and Lambert-St. Louis International Airport. The nearest interstate highway is Interstate 270 although Illinois Route 255 is a controlled access highway, meeting federal interstate standards. Illinois Route 255 was completed in 1998 and runs through the eastern portion of the village limits. Easy access can be had to Interstate 55, Interstate 70 and Interstate 64. Illinois Route 111 (Central Avenue) is the main route through South Roxana. It is a four-lane, non-divided highway through the village. There are several distribution warehouses located in South Roxana. Amazon is currently constructing a facility which will employ roughly 1,100 permanent full-time employees once completed. All of these diversified factors provide stability to the local neighborhood. NET LEASE INVESTMENT OFFERING MARKET OVERVIEW MARKET St. Louis, Missouri OVERVIEW: St. Louis is an independent city and major U.S. port in the State of Missouri, built along the western bank of the Mississippi River, on the border with Illinois. The city has an estimated 2015 population of 315,685 and is the cultural and economic center of the Greater St. Louis area (home to 2,916,447 people), making it the largest metropolitan area in Missouri and the 19th-largest in the United States. The city of St. Louis was founded in 1764 by French fur traders Pierre Laclède and Auguste Chouteau, and named after Louis IX of France. In 1764, following France’s defeat in the Seven Years’ War, the area was ceded to Spain and retroceded back to France in 1800. In 1803, the United States acquired the territory as part of the Louisiana Purchase. The economy of metro St. Louis relies on service, manufacturing, trade, transportation of goods, and tourism. Its metro area is home to major corporations, including Anheuser-Busch, Express Scripts, Centene, Boeing Defense, Emerson, Energizer, Panera, Enterprise, Peabody Energy, Ameren, Ralcorp, Monsanto, Scottrade, Edward Jones, Go Jet, Purina and Sigma-Aldrich. St. Louis has also become known for its growing medical, pharmaceutical and research presence. St. Louis has 2 professional sports teams: the St. Louis Cardinals of Major League Baseball and the St. Louis Blues of the National Hockey League. The city is commonly identified with the tall Gateway Arch in Downtown St. Louis. explorestlouis.com NET LEASE INVESTMENT OFFERING TENANT OVERVIEW TENANT Dollar General OVERVIEW: Dollar General Corporation is a discount retailer that provides various merchandise products in the 43 states throughout the U.S. The company offers consumable products, including paper and cleaning products comprising paper towels, bath tissues, paper dinnerware, trash and storage bags, and laundry and other home cleaning supplies; packaged food products, such as cereals, canned soups and vegetables, condiments, spices, sugar, and flour; perishables consisting of milk,
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