EXCLUSIVE OFFERING $2,000, % Cap VALERO GROUND LEASE

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REPRESENTATIVE PHOTO EXCLUSIVE OFFERING $2,000,000 5.00% Cap 214.915.8890 JOE CAPUTO joe@exp1031.com BOB MOORHEAD bob@exp1031.com RUSSELL SMITH russell@exp1031.com property.

1 REPRESENTATIVE PHOTO EXCLUSIVE OFFERING $2,000, % Cap JOE CAPUTO BOB MOORHEAD RUSSELL SMITH property construction, 3,600+ SF building on acre site. tenant. Lessee: Skipper Beverage Company, a wholly owned subsidiary of CST Brands Inc. which has 2,000 employees, operates nearly 1,900 locations, and services 1.4 million customers daily in the Southwestern United States and Eastern Canada with revenues approaching $13 billion annually as of March 31, 2014 lease structure. New, 15-year, ground lease, scheduled rent commencement of February 2015 and 12% rent increases every 5 years in term & option periods. location. Valero is located at the northwest intersection of Callaghan Rd (20,000 Cars / Day) and Culebra Rd (34,000 Cars / Day) just east of I-410 (181,000 Cars / Day). With access to these major thoroughfares in San Antonio and the surrounding dense residential population, the immediate trade area has shown continual retail growth. The 1.1 million square foot Ingram park mall is located just north of the subject property across I-410. The mall features over 150 tenants and is home to several big box retailers. Other notable operations in the immediate trade area include the Southwest Research Institute (SwRI), just southwest of the subject property. The Southwest Research Institute is an independent, nonprofit applied research and development organization with over 2,800 staff. Old Navy, Best Buy, McDonald s, Walgreens, Sonic, Firestone, Texas Road House, and Starbucks are just some of the many notable tenants in the trade area.

2 Table of contents Disclaimer PAGE 1: PAGE 2: PAGE 3: PAGE 4: PAGE 5-6: PAGE 7: PAGE 8-9: PAGE 10: COVER TABLE OF CONTENTS DISCLAIMER INVESTMENT TENANT LEASE OVERVIEW SITE PLAN AERIAL PHOTOS LOCATION OVERVIEW LOCATION MAPS DEMOGRAPHICS Disclaimer EXP Realty Advisors, Inc. ( Agent ) has been engaged as an agent for the sale of the property located at the owner of the Property ( Seller ). The Property is being offered for sale in an as-is, where-is condition and Seller and Agent make no representations or warranties as to the accuracy of the information contained in this Offering Memorandum. The enclosed materials include highly confidential information and are being furnished solely for the purpose of review by prospective purchasers of the interest described herein. The enclosed materials are being provided solely to facilitate the prospective investor s own due diligence for which it shall be fully and solely responsible. The material contained herein is based on information and sources deemed to be reliable, but no representation or warranty, express or implied, is being made by Agent or Seller or any of their respective representatives, affiliates, officers, employees, shareholders, partners and directors, as to the accuracy or completeness of the information contained herein. Summaries contained herein of any legal or other documents are not intended to be comprehensive statements of the terms of such documents, but rather only outlines of some of the principal provisions contained therein. Neither the Agent nor the Seller shall have any liability whatsoever for the accuracy or completeness of the information contained herein or any other written or oral communication or information transmitted or made available or any action taken or decision made by the recipient with respect to the Property. Interested parties are to make their own investigations, projections and conclusions without reliance upon the material contained herein. Seller reserves the right, at its sole and absolute discretion, to withdraw the Property from being marketed for sale at any time and for any reason. Seller and Agent each expressly reserves the right, at their sole and absolute discretion, to reject any and all expressions of interest or offers regarding the Property and/or to terminate discussions with any entity at any time, with or without notice. This offering is made subject to omissions, correction of errors, change of price or other terms, prior sale or withdrawal from the market without notice. Agent is not authorized to make any representations or agreements on behalf of Seller. Seller shall have no legal commitment or obligation to any interested party reviewing the enclosed materials, performing additional investigation and/or making an offer to purchase the Property unless and until a binding written agreement for the purchase of the Property has been fully executed, delivered, and approved by Seller and any conditions to Seller s obligations hereunder have been satisfied or waived. By taking possession of and reviewing the information contained herein, the recipient agrees that (a) the enclosed materials and their contents are of a highly confidential nature and will be held and treated in the strictest confidence and shall be returned to Agent or Seller promptly upon request; and (b) the recipient shall not contact employees or tenants of the Property directly or indirectly regarding any aspect of the enclosed materials or the Property without the prior written approval of the Seller or Agent; and (c) no portion of the enclosed materials may be copied or otherwise reproduced without the prior written authorization of Seller and Agent. 2

3 Investment overview PRICE: $2,000,000 Lease overview Initial Lease Term: 15-Years, Plus 5, 5-Year Options to Renew CAP RATE: 5.00% NET OPERATING INCOME: $99,999 Projected Rent Commencement: February 2015 Projected Lease Expiration: February 2030 BUILDING AREA: 3,600+ Square Feet LAND AREA: Acres YEAR BUILT: 2015 OWNERSHIP: Fee Simple Interest LANDLORD RESPONSIBILITY: None OCCUPANCY: 100% Lease Type: Rent Increases: Yr 1-5 Annual Rent: $99,999 Yr 6-10 Annual Rent: $111,999 Yr Annual Rent: $125,439 Yr (Option 1): $140,492 Absolute NNN Ground Lease 12% Every 5 Years In Term & Options Yr (Option 2): $157,351 Yr (Option 3): $176,234 Yr (Option 4): $197,382 Yr (Option 5): $221,069 Tenant overview Tenant: SKIPPER BEVERAGE COMPANY, LLC, a Texas limited liability company SKIPPER BEVERAGE COMPANY, LLC, a Texas limited liability company Skipper Beverage Company LLC, Lessee, is wholly owned subsidiary of CST Brands Inc. (NYSE: CST) the largest independent retailer of transportation fuels and convenience goods in North America. CST company has over 12,000 employees, operates nearly 1,900 locations, and services 1.4 million customers daily in the Southwestern United States and Eastern Canada with revenues approaching $13 billion annually as of March 31, CST is the second largest publically traded fuel retailer in America and was created as an independent spinoff company from Valero on May 1, Visit for additional organizational and financial information. VALERO S&P Rating: BBB Valero Energy Corporation was created on Jan. 1, 1980, as the corporate successor to LoVaca Gathering Company, a subsidiary of the Coastal States Gas Corporation. Valero s natural-gas transportation business diversified in the mid-1980s when the company purchased a 50 percent interest in a Corpus Christi, Texas, refinery owned by Saber Energy. The operation began as nothing more than a vacuum unit and crude unit on a humble plot of land near the Corpus Christi SUBJECT PROPERTY Ship Channel. But in the years that followed, Valero assembled its Refinery of the Future, and through its subsidiaries added more refineries starting in 1997, with 16 plants today. Through these acquisitions, the company also branched into retail and wholesale markets, and today PRIOR supplies TO PANDA independently EXPRESS owned EXPANSION wholesale outlets carrying the Valero, Diamond Shamrock, Shamrock and Beacon brands in the United States and the Caribbean; Ultramar in Canada; and Texaco in the United Kingdom and Ireland. Today, Valero proudly has a workforce of about 10,500 employees and a refining throughput capacity of 3 million barrels per day, making it the world's largest independent refiner -- tops among refiners that don't also drill for oil. The company ranks No. 9 on the current Fortune 500 list, and is still based in its hometown of San Antonio. Valero is also a leading ethanol producer with 10 ethanol plants in the Midwest and a combined production capacity of 1.2 billion gallons per year. Valero also operates a 33-turbine wind farm near its McKee Refinery in Sunray, Texas. 3

4 SITE PLAN 4

5 Aerial photo Culebra Rd (34,000 Cars / Day) 5

6 Aerial photo 6

7 Location overview IMMEDIATE TRADE AREA Valero is located at the northwest intersection of Callaghan Rd (20,000 Cars / Day) and Culebra Rd (34,000 Cars / Day) just east of I-410 (181,000 Cars / Day). With access to these major thoroughfares in San Antonio and the surrounding dense residential population, the immediate trade area has shown continual retail growth. The 1.1 million square foot Ingram park mall is located just north of the subject property across I-410. The mall features over 150 tenants and is home to several big box retailers. Other notable operations in the immediate trade area include the Southwest Research Institute (SwRI), just southwest of the subject property. The Southwest Research Institute is an independent, nonprofit applied research and development organization with over 2,800 staff. The institute specializes in the creation and transfer of technology in engineering and the physical sciences. The SwRI s total revenue for fiscal year 2013 was $592 million. Marshalls, Old Navy, Best Buy, McDonald s, Walgreens, Sonic, Firestone, AutoZone, Family Dollar, Texas Road House, and Starbucks are just some of the many notable tenants in the trade area. SAN ANTONIO, TX San Antonio is the 2nd largest city in the state of Texas and the 7th largest city in the United States, with a population of over 1.3 million. San Antonio also serves as the seat of Bexar County (population: 1,714,773). San Antonio has a strong military presence it is home to Fort Sam Houston, Lackland Air Force Base, Randolph Air Force Base, Brooks City-Base, Camp Bullis, and Camp Stanley. The defense industry in San Antonio employs over 89,000 people and provides a $5.25 billion annually to the city s economy. The South Texas Medical Center consists of 900 acres of medical-related facilities in NW San Antonio. The center directly serves 38 Texas counties, consists of forty-five medically related institutions: separate medical, dental and nursing schools, five higher educational institutions, twelve hospitals, and five specialty institutions. These facilities combined currently total over 4,200 beds. More than $1 billion in new construction projects are currently planned between 2012 and For visitors and locals alike, San Antonio is more than the Alamo, the River Walk, and the birthplace of Chili. The city blends a dynamic history, people, and culture into a unique offering of art, institutions, events, restaurants, and nightlife found nowhere else. Over 20 million tourists visit the city and its attractions every year, which provides over $10.7 billion and 100,000 jobs to the local economy. The city is home to 31 higher education facilities (that serve over 100,000 students) including campuses of the University of Texas and Texas A&M as well as top-rated private universities such as Trinity University and St. Mary s University. SAN ANTONIO-NEW BRAUNFELS MSA San Antonio-New Braunfels, colloquially referred to as Greater San Antonio, is an eight-county metropolitan area with a population of 2,194,927 (2010 US Census). San Antonio s unique geographical position connects the east and west coasts, Canada, Mexico, Central and South America. Interstate highways connect San Antonio to the major Texas population centers and to primary border crossing points into Mexico including Laredo, Del Rio, Eagle Pass and the ports at Corpus Christi and Houston. As a result of this combination of ideal location and quality infrastructure more than 50% of the total goods flowing between the US and Mexico travel through San Antonio before reaching their destinations worldwide. Additionally, San Antonio has become a growing business center for Mexican nationals, mostly from a high socioeconomic background, and Mexican companies that seek the stability and safety of the US during the ongoing drug war in Mexico. As a result, hundreds of businesses and thousands of jobs have been created in San Antonio in the past decade. In result, Greater San Antonio experienced a 22% population increase since Census Greater San Antonio has a diversified economy with four primary focuses: financial services; government; health care, and tourism. Greater San Antonio is home to 2 of the 140 Fortune Global 500 headquartered in the US: Valero Energy Corp (#33) and Tesoro Petroleum Corp (#317). Additionally, 5 Fortune 500 companies call the MSA home: Valero; Tesoro; USAA; Clear Channel Communications; and NuStar Energy. H-E-B, the 19th largest private company in the United States, is also headquartered in San Antonio. Other notable companies with headquarters in the MSA include Kinetic Concepts, Frost National Bank, Harte-Hanks, Eye Care Centers of America, Bill Miller Bar-B-Q Enterprises, Taco Cabana, WhataBurger, Rackspace, and Carenet Healthcare Services. Additionally, Nationwide Mutual Insurance, Kohl s, Allstate, Chase Bank, Philips, Wells Fargo, Toyota, Medtronic, Sysco, Caterpillar, AT&T, West Corp, Citigroup, Boeing, QVC, and Lockheed Martin all have regional headquarters in the city. 7

8 Location map 8

9 Location map 9

10 Demographics Culebra Road & Callaghan Road San Antonio, TX mi radius 3 mi radius 5 mi radius Culebra Road & Callaghan Road San Antonio, TX mi radius 3 mi radius 5 mi radius POPULATION HOUSEHOLDS AGE MARITAL STATUS & GENDER INCOME 2014 Estimated Population 14, , , Projected Population 15, , , Census Population 13, , , Census Population 11,407 99, ,985 Projected Annual Growth 2014 to % 1.6% 1.6% Historical Annual Growth 2000 to % 1.2% 1.3% 2014 Estimated Households 4,145 37, , Projected Households 4,403 40, , Census Households 3,959 36, , Census Households 3,335 32, ,821 Projected Annual Growth 2014 to % 1.2% 1.2% Historical Annual Growth 2000 to % 1.2% 1.4% 2014 Est. Population Under 10 Years 18.5% 16.4% 15.1% 2014 Est. Population 10 to 19 Years 16.8% 15.4% 14.8% 2014 Est. Population 20 to 29 Years 14.3% 16.4% 17.3% 2014 Est. Population 30 to 44 Years 20.1% 19.2% 19.6% 2014 Est. Population 45 to 59 Years 15.0% 16.3% 16.9% 2014 Est. Population 60 to 74 Years 11.8% 11.4% 11.1% 2014 Est. Population 75 Years or Over 3.5% 4.9% 5.3% 2014 Est. Median Age Est. Male Population 48.1% 48.3% 49.0% 2014 Est. Female Population 51.9% 51.7% 51.0% 2014 Est. Never Married 35.5% 36.3% 36.3% 2014 Est. Now Married 41.3% 38.0% 38.0% 2014 Est. Separated or Divorced 18.5% 19.8% 20.1% 2014 Est. Widowed 4.6% 5.9% 5.6% 2014 Est. HH Income $200,000 or More 0.9% 0.5% 1.0% 2014 Est. HH Income $150,000 to $199, % 1.3% 2.0% 2014 Est. HH Income $100,000 to $149, % 5.2% 7.1% 2014 Est. HH Income $75,000 to $99, % 9.2% 10.4% 2014 Est. HH Income $50,000 to $74, % 19.6% 19.6% 2014 Est. HH Income $35,000 to $49, % 16.0% 15.9% 2014 Est. HH Income $25,000 to $34, % 14.7% 13.4% 2014 Est. HH Income $15,000 to $24, % 15.6% 13.7% 2014 Est. HH Income Under $15, % 18.0% 17.0% 2014 Est. Average Household Income $42,428 $43,055 $48, Est. Median Household Income $37,988 $38,228 $42, Est. Per Capita Income $12,311 $14,149 $16, Est. Total Businesses 198 3,305 11, Est. Total Employees 4,647 44, ,840 LABOR FORCE OCCUPATION TRANSPORTATION TO WORK TRAVEL TIME CONSUMER EXPENDITURE 2014 Est. Labor Population Age 16 Years or Over 10,195 84, , Est. Civilian Employed 57.4% 57.0% 57.6% 2014 Est. Civilian Unemployed 3.6% 3.0% 3.2% 2014 Est. in Armed Forces 0.6% 1.3% 1.7% 2014 Est. not in Labor Force 38.4% 38.8% 37.6% 2014 Labor Force Males 47.3% 47.6% 47.8% 2014 Labor Force Females 52.7% 52.4% 52.2% 2010 Occupation: Population Age 16 Years or Over 4,857 42, , Mgmt, Business, & Financial Operations 7.6% 8.7% 9.9% 2010 Professional, Related 10.8% 12.9% 17.1% 2010 Service 26.0% 23.3% 22.0% 2010 Sales, Office 26.7% 29.1% 28.5% 2010 Farming, Fishing, Forestry - 0.3% 0.2% 2010 Construction, Extraction, Maintenance 17.3% 14.8% 12.4% 2010 Production, Transport, Material Moving 11.7% 10.9% 9.9% 2010 White Collar Workers 45.1% 50.7% 55.5% 2010 Blue Collar Workers 54.9% 49.3% 44.5% 2010 Drive to Work Alone 74.3% 77.3% 75.9% 2010 Drive to Work in Carpool 14.7% 12.6% 11.3% 2010 Travel to Work by Public Transportation 4.3% 4.6% 3.6% 2010 Drive to Work on Motorcycle 0.2% 0.1% 0.2% 2010 Walk or Bicycle to Work 0.6% 1.5% 3.1% 2010 Other Means 3.5% 1.7% 1.6% 2010 Work at Home 2.4% 2.2% 4.3% 2010 Travel to Work in 14 Minutes or Less 12.7% 16.9% 21.3% 2010 Travel to Work in 15 to 29 Minutes 51.1% 46.8% 45.7% 2010 Travel to Work in 30 to 59 Minutes 32.7% 31.3% 29.0% 2010 Travel to Work in 60 Minutes or More 3.5% 5.0% 4.0% 2010 Average Travel Time to Work Est. Total Household Expenditure $163 M $1.50 B $5.13 B 2014 Est. Apparel $7.89 M $72.4 M $247 M 2014 Est. Contributions, Gifts $9.25 M $86.1 M $303 M 2014 Est. Education, Reading $4.04 M $37.6 M $133 M 2014 Est. Entertainment $8.96 M $82.5 M $283 M 2014 Est. Food, Beverages, Tobacco $27.2 M $249 M $844 M 2014 Est. Furnishings, Equipment $6.74 M $62.3 M $217 M 2014 Est. Health Care, Insurance $12.0 M $110 M $374 M 2014 Est. Household Operations, Shelter, Utilities $48.7 M $448 M $1.53 B 2014 Est. Miscellaneous Expenses $2.77 M $25.7 M $87.4 M 2014 Est. Personal Care $2.39 M $22.0 M $75.1 M 2014 Est. Transportation $33.0 M $303 M $1.03 B 10

3121 Edgar Brown Drive, West Orange, Texas 77630

West Orange Market Place 3121 Edgar Brown Drive, West Orange, Texas 77630 For Lease Available End cap available at West Orange Market Place. Conveniently located at Edgar Brown Drive and Highway 87, the