165 South Broad Street Ext Grove City, PA 16127

Investment-grade tenant — Citizens Bank, N.A. rated A- / A3 / BBB+ (S&P / Moody's / Fitch); subsidiary of Citizens Financial Group (NYSE: CFG), ~$227B in assets $86M+ in FDIC deposits at this branch — a dominant, sticky deposit base that signals long-term commitment, not closure risk Absolute NNN — zero landlord responsibility (taxes, insurance, roof, structure, HVAC, parking all tenant) Two income streams, one deal — separately leased bank (165 S Broad) + drive-thru/ATM (141 S Center) Built-in rent bumps — 5% increase at the 2028 option (NOI grows to $82,688) Banking site since 1968 in the landmark 1912 Grove City National Bank building — irreplaceable downtown hard corner Strong trade-area fundamentals — college-town economy anchored by Grove City College, UPMC Horizon, and the I-79 / Pittsburgh corridor Passive, low-management coupon ideal for 1031