OFFERING MEMORANDUM

Located in the “Racing Capital of the World”

INDIANAPOLIS INDIANA

REPRESENTATIVE PHOTO

CONFIDENTIALITY AND DISCLAIMERThe information contained in the following Marketing Brochure is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Marcus & Millichap and should not be made available to any other person or entity without the written consent of Marcus & Millichap. This Marketing Brochure 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. Marcus & Millichap has not made any 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 Marketing Brochure has been obtained from sources we believe to be reliable; however, Marcus & Millichap has not verified, and will not verify, any of the information contained herein, nor has Marcus & Millichap 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.

SPECIAL COVID-19 NOTICEAll potential buyers are strongly advised to take advantage of their opportunities and obligations to conduct thorough due diligence and seek expert opinions as they may deem necessary, especially given the unpredictable changes resulting from the continuing COVID-19 pandemic. Marcus & Millichap has not been retained to perform, and cannot conduct, due diligence on behalf of any prospective purchaser. Marcus & Millichap’s principal expertise is in marketing investment properties and acting as intermediaries between buyers and sellers. Marcus & Millichap and its investment professionals cannot and will not act as lawyers, accountants, contractors, or engineers. All potential buyers are admonished and advised to engage other professionals on legal issues, tax, regulatory, financial, and accounting matters, and for questions involving the property’s physical condition or financial outlook. Projections and pro forma financial statements are not guarantees and, given the potential volatility created by COVID-19, all potential buyers should be comfortable with and rely solely on their own projections, analyses, and decision-making.

NON-ENDORSEMENT NOTICEMarcus & Millichap is not affiliated with, sponsored by, or endorsed by any commercial tenant or lessee identified in this marketing package. The presence of any corporation’s logo or name is not intended to indicate or imply affiliation with, or sponsorship or endorsement by, said corporation of Marcus & Millichap, its affiliates or subsidiaries, or any agent, product, service, or commercial listing of Marcus & Millichap, and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers.

ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONSULT YOURMARCUS & MILLICHAP AGENT FOR MORE DETAILS.

AlbanyAttica

Aurora

Austin

Batesville

Berne

Bicknell

Bloomfield

Bremen

Brookville

Brownstown

Butler

Cambridge City

Cannelton

Centerville

Chandler

Chesterfield

Cicero

Corydon

Covington

CumberlandDanville

De Motte

Delphi

Dunkirk

Edgewood

Edinburgh

Ellettsville

Fairmount

Ferdinand

Fishers

Flora

Fort Branch

Fortville

Fowler

Frankton

French Lick

Garrett

Greendale

Greentown

Grissom AFB

Hanover

Hebron

Hope

Indian Heights

Jasonville

Jonesboro

Knightstown

Knox

Lagrange

Lawrenceburg

Ligonier

Long Beach

Loogootee

Middletown

Mitchell

Nappanee

New Chicago

New Whiteland

Newburgh

Oakland City

Orleans

Paoli

Pendleton

Petersburg

Porter

Rensselaer

Rising Sun

Rockport

Rockville

Sellersburg

Sheridan

Simonton Lake

Southport

Spencer

St. John

Sullivan

Syracuse

Trail Creek

Union City

Upland

Veedersburg

Walkerton

West Terre Haute

Westfield

Westville

Winamac

Winona Lake

Yorktown

Zionsville

Alexandria

Angola

Auburn

Bluffton

Boonville

Brazil

Brownsburg

Cedar Lake

Charlestown

Chesterton

Clinton

Columbia City

Decatur

Dunlap

Dyer

Gas City

Greencastle

Greensburg

Hartford City

Huntingburg

Jasper

Kendallville

Linton

Lowell

Monticello

Mooresville

Mount Vernon

New Haven

North Manchester

North Vernon

Oak Park

Plainfield

Plymouth

Portland

Princeton

Rochester

Rushville

Salem

Scottsburg

South Haven

Tell City

Tipton

Whiting

Winchester

Columbus

East Chicago

Elkhart

Highland

Kokomo

Lafayette

Lawrence

Marion

Merrillville

Michigan City

Mishawaka

New Albany

Portage

Richmond

Bedford

Beech Grove

Carmel

Clarksville

Connersville

Crawfordsville

Crown Point

ElwoodFrankfort

Franklin

Goshen

Greenfield

Greenwood

Griffith Hobart

Huntington

Jeffersonville

La Porte

Lake Station

Lebanon

Logansport

Madison

Martinsville

Munster

New Castle

Noblesville

Peru

Schererville

Seymour

Shelbyville

Speedway

Valparaiso

Vincennes

Wabash

Warsaw

Washington

West Lafayette

Evansville

Fort Wayne

Gary

South Bend

Anderson

Bloomington

Hammond

Muncie

Terre Haute

Indianapolis

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Investment Summary .........................................5Investment Highlights.........................................6Aerial Maps ........................................................8Tenant Summary ..............................................11Site Plan ..........................................................13Area Map .........................................................14Location Overview ............................................15Location Highlights ...........................................16Demographics ..................................................17

TABLE OF CONTENTS

REPRESENTATIVE PHOTO

O V E R V I E WPrice $2,230,000

Gross Leasable Area (GLA) 7,225 SF

Lot Size (approx.) 1.25 Acres

Net Operating Income $128,194

CAP Rate 5.75%

Year Built 2019

L E A S E A B S T R A C TLease Type (see Abstract)

Lease Term 15 Years

Lease Start 2/3/2020

Lease Expiration 12/14/2034

Renewal Options 4x5

Increase 6% rental increase at Year 11 and every five (5) years thereafter including options

Landlord Obligations See Abstract

Parking Surface parking 34 stalls inc’d 2 DP stall

1192 N ARLINGTON AVE, INDIANAPOLIS, IN 46219

PRICE: $2,230,000 CAP: 5.75% RENT: $128,194

INVESTMENT SUMMARY

A N N U A L I Z E D O P E R AT I N G D ATALease Term Monthly Rent Annual Rent

1-10 $10,682.87 $128,194.44

11-15 $11,323.85 $135,886.20

16-20 (Option 1) $12,003.28 $144,039.36

21-25 (Option 2) $12,723.47 $153,681.64

26-30 (Option 3) $13,486.88 $161,842.56

31-35 (Option 4) $14,296.10 $171,553.20

L E A S E A B S T R A C T D E TA I L STenant Responsibilities

Real Estate Taxes Tenant is responsible

Insurance Tenant is responsible for insuranceRepair and Maintenance

Tenant for all maintenance and repair of the interior of the Premises and HVAC (after 1st year), snow removal

and general maintenance of parking lotRight of First Refusal 10-business day turn around

Landlord Obligations Note: Site is Newly ConstructedHVAC Landlord responsible for first year onlyRepair and Maintenance

Landlord is responsible to maintain, replace foundations, floors, except coverings, slabs, exterior walls, except

painting, structural systems of the building, load bearing walls, roof, parking lot, maintenance, repair, replacement,

and legal compliance, parking lot, drainage, parking lot lighting (other than bulbs), sidewalks, landscaping, irrigation

and utility systems to the point of internal distribution.

Insurance Landlord shall maintain General Liability Insurance

5

INVESTMENT HIGHLIGHTSThe property was built in 2019, and offers a 15 year lease that commenced just two-months ago (December 2019). The lease is landlord friendly and enticing to a passive investor in that it offers escalations at year 11 and then every five years thereafter including option periods. These generous rent bumps, hedge against inflation and beat many alternative investment opportunities, which much less volatility than the stock market.

The property is located near numerous national retailers including CVS, Dollar Tree, Taco Bell, Shell, Walgreens, and much more. More importantly, the growing region does not have enough auto parts centers. Hence, an AutoZone is located next to the O’Reilly’s to help absorb the overflow in need. Limited competition and strong barriers to entry all generate additional value to this real estate.

The Tenant is also e-commerce resistant in that many auto parts are expensive to ship, and require delay in timing to receive. If you need parts for your vehicle, you need the parts today!

Located strategically near the largest employer

in the region: Indiana University Hospital (>5,000 employees and 305

beds - ranked 2nd best hospital in the state).

Located in high traffic area with strong

barriers to entry. Over 240,000 people live

within a 5-mile radius from the location.

Raytheon Intelligence Information Services

is located a mere mile to the north of the site

(3 blocks +/-). This cyber security behemoth company

is a draw to the region, employing over 1,250+ people from the region.

>92% of Indianapolis residents commute by car.

The national average is 85%. Those in the

Indy Car part of the world, love their automobiles.

With excellent visibility and access to the location with 3 separate points of ingress/egress onto both Arlington Ave and East

12th Street, and more than 22,260+ vehicles passing in front of the site daily, this

location stands as a beacon to passersby as the auto

parts retailer for the region.

Located 12 miles east of the world famous,

most watched sporting event in the world, of the Indianapolis Motor Speedway.

6

INVESTMENT HIGHLIGHTS t New 2019 Construction

t Landlord Friendly 15 Year Lease (See Lease Abstract)

t Corporate guaranteed with Standard & Poor’s BBB rated publicly traded company - offering buyer security and sleep-at-night investing

t Strong barriers to entry

22,264 VPD

246,786TOTAL POPULATION WITHIN 5-MILE RADIUS

246,786AVERAGE HOUSEHOLD INCOME WITHIN 5-MILE RADIUS

- N ARLINGTON AVENUE

25,319 VPD - 10TH STREET

7

Anna Brochhausen School

Eastgate Chrysler Jeep Dodge Ram

Ed Martin Honda

Ed Martin Nissan

Blossom Chevrolet

Car-X Tire

Crestwood Village Apartments

Charleston East Apartments

Oak Motors

Ray Skillman Shadeland Kia & Mitsubishi

Ray Skillman Northeast Mazda

Ray Skillman Northeast Mazda

Walgreens

Pleasant Run Golf Course

Saxony Court Apartments

Get Fit Athletic Club

Indianapolis Public Library

All Star Bowl

Marin County Public Health Dept.

Schneider Truck Sales

NO

RTH

ARL

ING

TON

AV

E. (2

2,26

4VPD

)

NO

RTH

ARL

ING

TON

AV

E. (2

2,26

4VPD

)

10TH STREET (25,319 VPD)10TH STREET (25,319 VPD)

I-465 (47,939 ,VPD)

I-465 (47,939 ,VPD)

I-70 (17,250 ,VPD)I-70 (17,250 ,VPD)

465

I-70

Industrial Region

Greenway Apartments

Roadway Inn

Valero

SH

AD

ELA

ND

AV

E. (2

1,93

8 ,V

PD)

SH

AD

ELA

ND

AV

E. (2

1,93

8 ,V

PD)

East Gate Terrace Apts

Indianapolis Metro Police Dept

Washington Court Apartments

Industrial Region

8

I-465 (47,939 ,VPD)

I-465 (47,939 ,VPD)

REPRESENTATIVE PHOTO

9

10

TENANT SUMMARY

RANKINGS t NASDAQ:ORLY t Ranked #329 Fortune 500 t Ranked #219 World’s Best Employers 2019 t Ranked #805 Global 2000 for 2019 t Ranked #278 in America’s Largest Public Companies 2018 t Standard & Poor’s Rated BBB

O’REILLY AUTO PARTSO’Reilly Auto Parts (NASDAQ: “ORLY”) was founded in 1957 by the O’Reilly family and is one of the largest specialty retailers of automotive aftermarket parts, tools, supplies, equipment, and accessories in the United States, serving both the do-it yourself and professional service provider markets. As of September 5, 2019, the company operated 5,219 stores in 47 states. 2017 represented a historic year for O’Reilly Auto Parts, as the company commemorated several major milestones, included the celebration of its 60th anniversary as a company, the opening of its 5,000th store, and the 25th consecutive year of positive comparable store sales growth and record revenue and operating income since becoming a publicly traded company in 1993. O’Reilly’s has continued this trend in 2019. O’Reilly stock (ORLY) is up just under 12% this year, pacing ahead of peers like Advance Auto Parts (AAP) and Genuine Parts (GPC) that are in the red for 2019. On August 21, 2019 O’Reilly announced the acquisition of Mayasa Auto parts, a competitor with 2,000 stores. The company, which reported $9.54B billion in sales for 2018* is rated “BBB” by Standard & Poor’s.

REPRESENTATIVE PHOTO* 2019 reported sales pending as at the time of this listing is launched

11

SPRINGFIELD, MOHEADQUARTERS

OWNERSHIP NASDAQ

LOCATIONSGUARANTOR

ORLY

5,219CORPORATE

PUBLIC

REVENUE

$9.54(BIL)STANDARD & POOR’S

BBB

O’REILLY’S AUTO PARTS

WEBSITE

WWW.OREILLYAUTO.COM

(NEED TO UPDATE)

REPRESENTATIVE PHOTO

12

EAST 12TH STREETN

OR

TH A

RLIN

GTO

N AVEN

UE

SITE PLAN

13

Post AirAirport

Indianapolis

WarrenPark

BurgeTerrace

WarrenHills

Sunnyview

Brightwood

Ivanhoe

CrossroadTemple

Irvington

WashingtonPlace

WoodruffPlace

40

40

31

52

52

52

421

421

70

70

65

465

74

GEORGEWASHINGTON

PARK

GARFIELDPARK

BROOKSIDEPARK

E Ohio St

Old US-421 S

N M

eridian S t

W 16th St

E Washington St

Old US-421 N

Shadeland Ave SW 21st St

S D

elaw

are

St

E Southeastern Ave

W 38th St

N Shadeland A

ve

Brookville Rd

Brookville Rd

S Madison A

ve

S Emerson A

veN

Emerson A

ve

E Raymond St

E 38th St

S Meridi an S t

N Franklin Rd

E 30th St

E 38th St

N Post Rd

S Po

st Rd

E Raymond St

N Sherm

an Dr

E 30th St

E 16th St

Suth

erla

nd A

ve

K eystn. Wy.

E 29th St

E Massa

chusetts Ave

N Keyst one A

ve

Dr A

n drew j Bro w

n Ave

E Fall C

reek Pk

y N

orth

Dr

N C

olle ge Ave

Rawles Ave

S Post Rd

E 16th St

E 10th St

N Post Rd

S Shelby S t

S Rural St

S Sherman D

rS Sherm

an Dr

E Southeastern Ave

E Southeastern Ave

E Prospect St

E English Ave

S Keystone Ave

E Massa

chusetts Ave

E 16th St

N R

ural

St

Brookside Pky South

Dr

N S

herm

an D

rE 10th St

E Michigan St

E New York St

N A

rlington Ave

E 10th St

N Shadeland A

v eE 16th St

English Ave

E Raymond St

Brookville Rd

S Arlington A

ve

S Keyston e Ave

E Massachusetts Ave

N Shadeland A

v e

E 38th St

N A

rlin gton Ave

E 30th St

S Shelby St

E Raymond St

W 30th St

W 29th St

N Il

linoi

s St

English Ave

N C

olle

ge A

ve

E New York St

W 10th St

N Il

lino i

s St

S C

olle

ge A

ve

Virginia Ave

S Ill

inoi

s St

Fall C

reek

Pleasant Run

Pleas

ant Run

14

INDIANAPOLIS, INDIANAThe Indianapolis Metropolitan Statistical Area (MSA), is the fastest growing metro area in the Midwest. The population in the immediate area has grown by an average of 5%. Most people in Marion County, IN commute by driving alone and the average car ownership in Marion County, IN is two (2) cars per household.

The Indianapolis metropolitan area, population 1,971,274, is the largest metro are in Indiana. Manufacturing, health care and social services, and retail trade are major sectors of the Indianapolis economy. Additionally, Indiana’s “Crossroads of America” moniker is largely attributed to the function the Indianapolis metropolitan area plays as a center for logistics and transportation. The Indianapolis area is a major point on the United States Interstate Highway System, as it is a confluence of four major interstate highways. Indianapolis International Airport, the busiest in the state, serves 8.5 million passengers and handles over 1 million metric tons of cargo annually.

t Indianapolis is often referred to as the Racing Capitol of the World thanks to the Indianapolis Motor Speedway, which takes up 560 acres on the west side of the city proper. Every May, hundreds of thousands of people show up to watch the largest-attended sporting event in the United States, the Indianapolis 500.

t The most common industries in Marion County, IN, by number of employees are health care and social assistance (67,698 people), retail trade (53,078 people), and manufacturing (47,418 people).

t Marion County is the largest county in the state and 55th most populated county in the country.

LOCATION OVERVIEW

LOCATIONThe subject site is located at the hard corner of East 12th Street and North Arlington Avenue. North Arlington Avenue offers convenient access to interstate 465, the beltway that circles the entire city, and boasts a traffic count in excess of 111,790 vehicles per day. North Arlington Avenue serves as a densely occupied retail corridor.

The property is centrally located and benefits from a robust residential and industrial customer base. Major local employers are within a few blocks of the site, including Raytheon Company and Community East Hospital, two of the largest employers in the Marion County. The property is located near many community parks, golf courses and other community areas all contributing to the barriers to entry.

Access: Both from East 12th Street and from North Arlington Avenue.

15

Post AirAirport

Indianapolis

WarrenPark

BurgeTerrace

WarrenHills

Sunnyview

Brightwood

Ivanhoe

CrossroadTemple

Irvington

WashingtonPlace

WoodruffPlace

40

40

31

52

52

52

421

421

70

70

65

465

74

GEORGEWASHINGTON

PARK

GARFIELDPARK

BROOKSIDEPARK

E Ohio St

Old US-421 S

N M

eridian S t

W 16th St

E Washington St

Old US-421 N

Shadeland Ave S

W 21st St

S D

elaw

are

St

E Southeastern Ave

W 38th St

N Shadeland A

ve

Brookville Rd

Brookville Rd

S Madison A

ve

S Emerson A

veN

Emerson A

ve

E Raymond St

E 38th St

S Meridi an S t

N Franklin Rd

E 30th St

E 38th St

N Post Rd

S Po

st Rd

E Raymond St

N Sherm

an Dr

E 30th St

E 16th St

Suth

erla

nd A

ve

K eystn. Wy.

E 29th St

E Massa

chusetts Ave

N Keyst one A

ve

Dr A

n drew j Bro w

n Ave

E Fall C

reek Pk

y N

orth

Dr

N C

olle ge Ave

Rawles Ave

S Post Rd

E 16th St

E 10th St

N Post Rd

S Shelby S t

S Rural St

S Sherman D

rS Sherm

an Dr

E Southeastern Ave

E Southeastern Ave

E Prospect St

E English Ave

S Keystone Ave

E Massa

chusetts Ave

E 16th St

N R

ural

St

Brookside Pky South

Dr

N S

herm

an D

rE 10th St

E Michigan St

E New York St

N A

rlington Ave

E 10th St

N Shadeland A

v e

E 16th St

English Ave

E Raymond St

Brookville Rd

S Arlington A

ve

S Keyston e Ave

E Massachusetts Ave

N Shadeland A

v e

E 38th St

N A

rlin gton Ave

E 30th St

S Shelby St

E Raymond St

W 30th St

W 29th St

N Il

linoi

s St

English Ave

N C

olle

ge A

ve

E New York St

W 10th St

N Il

lino i

s St

S C

olle

ge A

ve

Virginia Ave

S Ill

inoi

s St

Fall C

reek

Pleasant Run

Pleas

ant Run

M A J O R E M P L O Y E R SI N D I A N A P O L I S , I N

Indiana University Health 23,187

Ascension St. Vincent 17,398

Community Health Network 11,328

Eli Lilly and Company 10,511

Walmart 8,926

Kroger Co 7,675

Federal Express 5,000

Anthem 4,866

Eskenazi Health 4,620

Meijer 4,594

LOCATION HIGHLIGHTS

Home to the Indianapolis Motor Speedway,

which hosts the Indy 500, the largest-attended sporting

event in the United States.

Located in Marion County, the 55th most populous county

in the United States, and the State capitol of Indiana.

INDIANAPOLIS, INDIANA “RACING CAPITAL OF THE WORLD”

Each year, roughly 28.8 million people visit Indianapolis and

spend $5.4 billion.

Fastest-growing metro area

in the Midwest.

6 Miles from Downtown

Indianapolis

16

246,786Total Population Within 5-Mile Radius

$52,187 Average Household Income

Within 5-Mile Radius

$37,285Median Household Income

Within 5-Mile Radius

4.65% From 2010

DEMOGRAPHICS /INDIANAPOLIS, IN

99,880Total Households in 5-Mile Radius

17

POPULATION 1 MILE 3 MILES 5 MILES2024 Projection 12,759 86,363 246,7862019A Estimate 13,003 87,550 247,767Growth 2019A - 2024 -1.88% -1.36% -0.40%2000 Census 13,532 94,881 251,1612010 Census 12,546 84,094 236,662Growth 2000 - 2010 -7.29% -11.37% -5.77%

HOUSEHOLDS 1 MILES 3 MILES 5 MILES2024 Projections 5,654 35,128 99,8802019A Estimate 5,726 35,384 99,273Growth 2019A - 2024 -1.25% -0.72% 0.61%

2000 Census 6,132 38,999 100,682

2010 Census 5,626 34,441 95,439Growth 2000 - 2010 -8.25% -11.69% -5.21%

HOUSEHOLDS BY INCOME (2019A Est.) 1 MILES 3 MILES 5 MILES$200,000 or More 1.72% 0.86% 1.60%

$150,000 - $199,999 2.64% 1.51% 2.19%

$100,000 - $149,999 9.79% 6.29% 7.36%$75,000 - $99,999 11.18% 8.49% 8.71%$50,000 - $74,999 16.67% 17.74% 17.22%$35,000 - $49,999 16.49% 16.13% 15.64%$25,000 - $34,999 10.77% 13.44% 12.59%$15,000 - $24,999 12.04% 14.88% 14.10%$10,000 - $14,999 6.69% 7.80% 7.15%Under $9,999 12.02% 12.88% 13.42% 2019A Est. Average Household Income $58,304 $47,466 $52,187

2019A Est. Median Household Income $42,659 $35,815 $37,285

2019A Est. Per Capita Income $26,023 $19,342 $21,188

POPULATION PROFILE 1 MILES 3 MILES 5 MILES2019A Estimated Population by Age 13,003 87,550 247,767

Under 4 6.1% 7.3% 7.3%5 to 14 Years 11.6% 13.4% 13.8%15 to 17 Years 3.3% 3.6% 3.8%18 to 19 Years 1.6% 2.0% 2.2%20 to 24 Years 5.1% 6.0% 6.7%25 to 29 Years 7.6% 7.7% 8.6%30 to 34 Years 6.8% 6.9% 7.5%35 to 39 Years 7.0% 6.7% 6.8%40 to 49 Years 12.7% 12.6% 12.3%50 to 59 Years 15.1% 14.4% 13.2%60 to 64 Years 6.4% 5.7% 5.5%65 to 69 Years 5.0% 4.4% 4.3%70 to 74 Years 3.3% 3.3% 3.1%Age 75+ 8.4% 6.0% 5.1%

2019A Median Age 40.8 37.3 35.2

2019A Population 25 + by Education Level 9,407 59,282 164,402Elementary (0-8) 3.43% 4.23% 4.01%Some High School (9-11) 10.40% 15.66% 14.49%High School Graduate (12) 29.89% 35.65% 33.81%Some College (13-15) 19.45% 18.81% 19.61%Associates Degree Only 6.03% 6.59% 6.72%Bachelors Degree Only 19.21% 12.28% 13.41%

Graduate Degree 11.10% 5.29% 6.61%

18

REPRESENTATIVE PHOTO

INDIANAPOLIS INDIANA

LIOR REGENSTREIFSENIOR MANAGING DIRECTOR INVESTMENTS

SENIOR DIRECTOR, NET LEASED PROPERTIES GROUPENCINO OFFICE

Tel: (818) 212-2730Fax: (818) 212-2710

Lior.Regenstreif@marcusmillichap.comLicense: CA 01267761