Pemex High Desert Truck Stop 15655 US- 395 Victorville, CA 92394 2 SANDS INVESTMENT GROUP EXCLUSIVELY MARKETED BY

Pemex High Desert Truck Stop 15655 US- 395 Victorville, CA 92394 2 SANDS INVESTMENT GROUP EXCLUSIVELY MARKETED BY:

MUNIR MEGHJANI RAHILL LAKHANI ANDREW ACKERMAN Lic. # 366616 Lic. # 340279 Lic. # 311619 678.770.2101 | DIRECT 770.648.1163 | DIRECT 770.626.0445 | DIRECT [email protected] [email protected] [email protected]

11900 Olympic Blvd, Suite 490 Los Angeles, CA 90064 844.4.SIG.NNN www.SIGnnn.com SANDS INVESTMENT GROUP 3 TABLE OF CONTENTS

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INVESTMENT OVERVIEW LEASE ABSTRACT PROPERTY OVERVIEW AREA OVERVIEW Investment Summary Site Rendering Property Images City Overview Investment Highlights Lease Summary & Rent Roll Location, Aerial & Retail Maps Demographics

© 2021 Sands Investment Group (SIG). The information contained in this ‘Offering Memorandum’, has been obtained from sources believed to be reliable. Sands Investment Group does not doubt its accuracy; however, Sands Investment Group makes no guarantee, representation or warranty about the accuracy contained herein. It is the responsibility of each individual to conduct thorough due diligence on any and all information that is passed on about the property to determine its accuracy and completeness. Any and all projections, market assumptions and cash flow analysis are used to help determine a potential overview on the property, however there is no guarantee or assurance these projections, market assumptions and cash flow analysis are subject to change with property and market conditions. Sands Investment Group encourages all potential interested buyers to seek advice from your tax, financial and legal advisors before making any real estate purchase and transaction. ACTUAL PROPERTY IMAGE INVESTMENT 4 SUMMARY

Sands Investment Group is Pleased to Exclusively Offer For Sale the 8 , 383 SF Pemex High Desert Truck Stop Located at 15655 US- 395 in Victorville, CA. With Over 16 Years in Operations and Attractive Rent Increases, This Opportunity Provides For a Best- of- Class Investment With Income Growth of an Established Tenant in the Desirable California Market.

OFFERING SUMMARY

PRICE $6,428,571

CAP 7.47%

NOI $480,000

PRICE PER SF $766.86

GUARANTOR High Desert Truck Stop, Inc.

PROPERTY SUMMARY

ADDRESS 15655 US- 395 Victorville, CA 92394 COUNTY San Bernardino BUILDING AREA 8,383 SF LAND AREA 8.61 AC BUILT 2004 PEMEX HIGH DESERT TRUCK STOP 5 HIGHLIGHTS

§ New 20- Year Lease With 2% Annual Increases and Four § Strategically Located Within a Manufacturing Hub 5- Year Options to Begin at the Close of Escrow Surrounded By Dozens of Warehouses, Manufacturing and Production Companies Including: Keurig Dr Pepper, § Absolute Triple Net Lease (NNN) - Tenant is Responsible Northwest Pipe Co, Plastipak Packaging and Newell For All Expenses Including Roof, Structure, Taxes, Rubbermaid Insurance and Common Area Maintenance § Great Ease of Ingress and Egress § Over $850,000 Worth of Renovations Including: New Branding, Internal/External Facelifts, Reimaging, New § Located Within a Densely Populated Area With Limited Dispensers and Adding a Tire Depot, Recycling Competition For Gas Stations and Especially For Truck Center, Office Space Rental, U- Haul, Truck Wash and a Stops Liquor Store § Situated on a Hard Corner With Excellent Visibility § Tenant Growth Opportunity – Full Commercial Kitchen That Features 3,500 SF of Restaurant and Seating Space § Less Than 6-Miles From the Southern California Logistics With Convenient Drive- Thru Currently Available For Rent Airport and is Home to Companies Such as: Boeing, General Atomics, International Aerospace Coatings and § Great Customer Perks Including: Showers, RV Dump, General Electric Parking Facility, Certified Scale and a Restaurant § Located on Major Hwy 395 (Sees Over 20,500 VPD) § The Operator Has Decades Of Experience in the C- Store Which Goes Throughout California and Connects to and Truck Stop Industry Who Successfully Owns and Several States on the West Coast Operates Several Locations; Operator Has Personally Invested a Lot of Money Into This Location Due to Its Great Potential in Increasing Sales and Revenue ACTUAL SITE RENDERING

REPRESENTATIVE IMAGES LEASE SUMMARY7

TENANT High Desert Truck Stop Inc

PREMISES A Building of Approximately 8,383 SF

LEASE COMMENCEMENT Close of Escrow

LEASE EXPIRATION 20 Years From Close of Escrow

LEASE TERM 20 Years

RENEWAL OPTIONS 4 x 5 Years

RENT INCREASES 2% Annually

LEASE TYPE Absolute Triple Net (NNN)

PERMITTED USE Truck Stop/Convenience Store

PROPERTY TAXES Tenant’s Responsibility

INSURANCE Tenant’s Responsibility

COMMON AREA Tenant’s Responsibility

ROOF & STRUCTURE Tenant’s Responsibility

REPAIRS & MAINTENANCE Tenant’s Responsibility

HVAC Tenant’s Responsibility

UTILITIES Tenant’s Responsibility

RIGHT OF FIRST REFUSAL Yes

SQUARE ANNUAL RENT FOOTAGE BASE RENT PER SF

8,383 SF $480,000 $57.26 ACTUAL PROPERTY IMAGE ACTUAL PROPERTY IMAGES

8 9

VICTORVILLE

LOS ANGELES 10 11

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Palmdale Rd VICTORVILLE | SAN BERNARDINO COUNTY | CA Victorville is a city located in the Victor Valley of San Bernardino County, 14 California. The city had an estimated population of about 128, 000 residents in 2020. The city is only 8 miles to Hesperia. Hesperia is a city in the Victor Valley area located in the eastern portion of San Bernardino County just minutes from the Cajon Pass, and a minimal commute time to the nearby Ontario, San Bernardino and Riverside areas. The Victor Valley is made up of a collection of desert cities including, Victorville, Apple Valley, and Hesperia; it has a combined population of nearly 400, 000 residents. The Victor Valley Area and Hesperia have been growing rapidly in recent years and are attracting new residents and all types of development and private investments. Just South of The Hesperia Lake Park is the Radio Control Model Aircraft Park – 1700 Arrowhead Lake Road. Home of the Victor Valley R/C Flyers, the R/C Park is open on a daily basis by its members. Saturdays and Sundays are the best times to enjoy watching and flying radio- controlled miniature aircraft.

The area’s economy employs 32, 503 people, and is specialized in Transportation & Warehousing, Construction, and Retail trade. The area’s growing population has played an important role in the positive business growth seen since 2010 where the area has experienced a total population growth of 10% . Nearly 40 new homes have been constructed in the county over the past 12 months, and a 200- unit residential development in the city is in the stages of construction. Hesperia very recently made a significant leap in its residential development process by giving its approval to the Tapestry Project, a master- planned community that is aimed at younger families, preservation, and environmental sustainability. Over 16, 000 homes and over 1 . 4 million square feet of commercial and retail space are planned in the community that will sit on 9 , 365 acres of empty land. The city is located less than 10 minutes to Hesperia. Hesperia has numerous activities for visitors to enjoy. The city is home to the California Route 66 Museum where guests can learn all about the country’s most famous road. The city is also near the Forever Wild Sanctuary, which is home to lions, tigers, and other exotic rehabilitated animals. The city is home to the Hesperia Zoo which is filled with rare and endangered animals. The Mojave Narrows Regional Park contains activities like fishing, camping, and horseback riding. The city is also home to the Green Tree Gold Course, which is known for its narrow fairways and fast greens. Hesperia is located 75 miles to Los Angeles downtown, which makes it the perfect distance to go for a day trip. LA’s downtown, has a lot to offer tourists including the iconic Hollywood sign; Paramount Pictures, Universal and Warner Brothers behind- the- scenes tours; and the TCL Chinese Theatre.

DOWNTOWN VICTORVILLE CALIFORNIA ROUTE 66 MUSEUM LOS ANGELES, CA 3 MILES 5 MILES 10 MILES 15 POPULATION 44,847 122,921 267,160

AVERAGE HH $70,605 $66,722 $74,516 INCOME (20,583 VPD)

Palmdale Rd (21,024 VPD)

(101,382 VPD) ACTUAL PROPERTY IMAGE SANDS INVESTMENT GROUP 16 CONFIDENTIALITY AGREEMENT

The information contained in the following Offering Memorandum is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Sands Investment Group and should not be made available to any other person or entity without the written consent of Sands Investment 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, and makes no warranty or representation, with respect to the income or expenses for the subject property, the future projected financial performance of the property, the size and square footage of the property and improvements, the presence or absence of contaminating substances, PCB’s or asbestos, the compliance with State and Federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant, or any tenant’s plans or intentions to continue its occupancy of the subject property.

The information contained in this Offering Memorandum has been obtained from sources we believe to be reliable; however, Sands Investment Group has not verified, and will not verify, any of the information contained herein, nor has Sands Investment 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.

By receipt of this Memorandum, you agree that this Memorandum and its contents are of confidential nature, that you will hold and treat it in the strictest confidence and that you will not disclose its contents in any manner detrimental to the interest of the Owner. You also agree that by accepting this Memorandum you agree to release Sands Investment Group and hold it harmless from any kind of claim, cost, expense, or liability arising out of your investigation and/or purchase of this property. EXCLUSIVELY MARKETED17 BY:

MUNIR MEGHJANI RAHILL LAKHANI Lic. # 366616 Lic. # 340279 678.770.2101 | DIRECT 770.648.1163 | DIRECT [email protected] [email protected]

ANDREW ACKERMAN Lic. # 311619 770.626.0445 | DIRECT [email protected]

Pemex High Desert Truck Stop 15655 US-395 Victorville, CA 92394