TYRELL’SCONVENIENCE STORE

PITTSBURG, KANSAS

A Business Investment OpportunityOffered by Tri-State Realty, Inc.| Commercial Group

Tri-State Realty, Inc. | Commercial Group

Table of Contents

DisclaimerGuidelines to Submitting an OfferContact Information

Investment Overview____________________________________1

Property Description_____________________________________2

Subject Photographs_____________________________________4

Site Plan_____________________________________________12

Floor Plan____________________________________________13

Subject Location Map___________________________________14

KDOT Traffic Count Map_______________________________15

Historical Financial Analysis – C-Store_____________________16

Historical Financial Analysis – Service Garage_______________17

Competing Store Locator Map____________________________18

Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Disclaimer

The information contained in this offering is confidential, furnished solely for the purpose of considering a purchase of the property described herein and is not to be copied and/or used for any purpose or is made available to any other person without the express written consent of Tri-State Realty, Inc. In accepting this, the recipient agrees to keep all material contained herein confidential.

This information package has been prepared to provide a summary of the property to prospective investors and to establish a basic level of interest in the property described herein. It does not, however, claim to present all materials and/or information regarding the subject property and it is not a substitute for a thorough due diligence investigation. In particular, Tri-State Realty, Inc. and Seller have not made any investigation of the actual property, the tenants, the operating history, financial reports, leases, square footage, age or any other aspect of the property, including but not limited to any potential environmental problems that may exist and make no warranty or representation whatsoever concerning these issues. The information contained in this package has been obtained from sources Tri-State Realty, Inc. believe to be reliable; however Tri-State Realty, Inc. and Seller have not conducted any investigation regarding these matters and make no warranty or representations whatsoever regarding the accuracy or completeness of the information provided. Any pro formas, projections, opinions, assumptions or estimates used are for examples only and do not necessarily represent the current or future performance of the property.

Tri-State Realty, Inc. and Seller strongly recommend that prospective investors conduct an in-depth investigation of every physical and financial aspect of the property to determine if the property meets their needs and expectations. We also recommend that prospective investors consult with their tax, financial and legal advisors on any matter that may affect their decision to purchase the property and the subsequent consequences of ownership.

Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Guidelines to Submitting an Offer

When submitting an offer, please provide the following information and structure it as follows:

Summarize the prospective buyer’s capabilities to complete a transaction of this size.

Provide understanding of the availability of the sources of equity.

All conditions for due diligence, closing time frames, escrows and deposits.

Present offer in a single purchase agreement.

Please submit offers to:

Tri-State Realty, Inc.12760 W. 87th Street Parkway, Suite 100

Lenexa, Kansas 66215(913) 248-0768 x 205 Phone

Attn: Curt Frazier

Contact Information:

Questions about the property or offering memorandum should be directed to the following:

Curt FrazierTri State Realty, Inc.

12760 W. 87th Street Parkway, Suite 100Lenexa, Kansas 66215

(913) 248-0768 x 205 Phone(913) 248-0084 Fax(913) 449-0851 Cell

curt@tristaterealtyinc.com

Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Investment Overview

Highlights

Excellent location at U.S. Highway 69 / 160 and Kansas Highway 126.

1998 construction

10,500 vehicles per day on U.S. 69/160 & 7,080 vehicles per day on State Highway 126 (Fourth Street).

Upside with conversion of service garage to a retail use.

Overview

Located at the traffic-signaled intersection of U.S. Highway 69/160 and Kansas Highway 126 in Pittsburg, Kansas, Tyrell’s is a modern c-store with service garage. Tyrell’s has been at this location for over 25± years. In 1998, the original Tyrell’s was razed to allow for construction of a modern store. There is potential for upside in this operation with conversion of the service garage to a retail use or continue to enjoy excellent income as a combination convenience store and service garage.

There is also additional upside with the purchase of the neighboring 7,500± square foot tract located immediately to the east. This property is not a part of this offering, but is available for purchase.

Pricing

Note: The list price above does not include the personal property associated with the service garage.

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Property Description

General Information

Address-----------------------------------------------------------1117 West Fourth StreetGross Building Area---------------------------------------------------------5,670± Sq.Ft.Area of Convenience Store & Offices-------------------------------------2,940± Sq.Ft.Area of Service Garage------------------------------------------------------2,730± Sq.Ft.Year of Construction-------------------------------------------------------------------1998Site (Acres)-------------------------------------------------------------------------------.69±Site (Square Feet)-------------------------------------------------------------------30,000±

Site

Assessor Parcel Number---------------------------------------------209-30-0-20-06-006Zoning--------------------------CP-3, Planned Highway Service Commercial District

Utilities Provided by the FollowingTelephone-----------------------------------------------------------------------SBCNatural Gas---------------------------------------------------Kansas Gas ServiceElectricity-----------------------------------------------------------Westar EnergyWater & Sewer---------------------------------------------------City of PittsburgLand to Building Ratio---------------------------------------------------5.29 to 1Parking-----------------------------------------------------------20 Striped Spaces

Traffic Counts1------------7,080 VPD on Hwy 126 & 10,500 VPD on U.S. 69 Hwy

Real Estate Tax Analysis

2007 Actual Real Estate Taxes------------------------------------------------$10,067.822007 County Appraised Value---------------------------------------------------$283,1002007 County Assessed Value------------------------------------------------------$70,776

Construction

Foundation-----------------------------------------------------------------Poured ConcreteFraming---------------------------------------------------------------------------------WoodExterior--------------------------------------------------------------Metal & Brick VeneerRoof----------------------------------------------Pitched Metal Accented with Mansard

Mechanical

Heating---------------Gas Fired Furnace (two zones)& (2) Gas Fired Space HeatersCooling----------------------------------------------------------------Central Cooling UnitElectrical-----------------------400 Amp, Three Phase Service with 110/220 Service

1 Counts are for year ending June 30, 2006. Counts are the average 24 hour counts.

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Fueling Equipment

Dispensers---------------------------------(2) Gilbarco 5.0 MPD with Card Readers &(1) Gilbarco 5 + 1 Unit including Diesel Fuel

Tanks---------------------------------------------(1) 6,000 gallon Fiberglass – Premium-------------------------------------------------(1) 6,000 Gallon Fiberglass – Diesel Fuel--------------------------------------------------(1) 10,000 Gallon Fiberglass – UnleadedPropane Tank----------------------------------------------------Leased - $125 per month

Canopy------------------------------------------------------24 x 80 = 1,920± Square Feet

The subject is currently being monitored annually by HWS Consulting Group. The monitoring is the result of a prior leak from tanks that have been removed. The cost of the former clean up of the site and the current monitoring is being covered by insurance. A copy of the Annual Data Report for 2003 dated March 25, 2004 that was prepared by HWS Consulting Group is not included in this memorandum, but is available for review. Per the report, the work was conducted in compliance with the Kansas Department of Health and Environment correspondence dated April 2, 1997 and with more recent 2002 telephone conversations with Mr. Bill Thorton at the KDHE.

The environmental contact for the subject is listed below:

Mr. Greg LandHWS Consulting Group825 J. StreetBox 80358Lincoln, NE 68501-0358(402) 479-2200 Phonewww.hws.com

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

View of subject looking southwest from Fourth Street (State Hwy 126)

View of Multiple Product Dispensers (MPDs)

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

View of rear (south elevation) looking east

View of canopy, pumps and front elevation

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Street scene looking west at intersection of U.S. Hwy 69/160 & State Highway 126

Street scene looking east along State Highway 126 (Fourth Street)

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Interior view of convenience store

Interior view of storage area at rear of convenience store

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Interior view of restroom

Interior view of convenience store

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Interior view of convenience store

Interior view of convenience store

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

View of service garage customer waiting area

View of service garage

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

View of service garage

View of equipment in service garage

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Site Plan

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Floor Plan

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Subject Location Map

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

KDOT Traffic Count Map2

2 Counts are for year ending June 30, 2006

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Insert C-Store Reconstructed Operating History PDF

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Insert Shop Reconstructed Operating History PDF

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Tri-State Realty

Tyrell’s Convenience Store &Service Garage

Competing Store Locator Map

The map above depicts the location of convenience stores along U.S. Highway 69.

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