502 S Oakland Ave 502 S Oakland Ave 166,962 SF Industrial Building Nappanee, IN 46550 $11,937,495 CAD ($71.50 CAD/SF)

LONG-TERM INCOME SECURITY WITH EMBEDDED BELOW-MARKET RENT UPSIDE
— Q2 Artificial Lift Services demonstrated their long-term commitment to the Nappanee facility by proactively approaching ownership to negotiate a brand-new 10-year NNN lease which commenced June 1, 2026 — just 14 months after acquiring US Rod Manufacturing. This tenant-driven lease extension eliminates rollover risk and positions the asset as a core, long-term income investment:
9.50 years of lease term remaining (as of 12/1/26 analysis start) with contractual stepped rent growth through May 2036.
In-place Year 1 rent of $3.38/SF is approximately 25% below the current market rate of $4.50/SF NNN.
Even at lease expiration in 2036, the tenant’s contract rent of $4.56/SF is projected to be approximately 25% below the projected
market rate of $6.05/SF — preserving meaningful upside for the next investor.
One (1) five-year renewal option at Fair Market Value with a 103% rent floor provides additional term optionality and downside protection.
“STICKINESS” FACTOR: MISSION CRITICAL HEAVY DUTY / $20 M + HIGHLY SPECIALIZED “SUCKER ROD” MANUFACTURING FACILITY
— The 502 S. Oakland Avenue facility’s primary role is the production of sucker rods, a core component commonly referred to as the “backbone” of rod lift systems. Approximately 70% to 80% of oil wells worldwide rely on artificial lift systems that require this component.

— US Rod is the only privately owned sucker rod manufacturing plant in the United States, ensuring domestic supply chain security and faster delivery for North American operators — a major competitive differentiator in an industry highly sensitive to downtime and logistics disruptions.

— This location is essential to the operations of US Rod Manufacturing and houses more than $20 million of purpose-built, proprietary manufacturing equipment that cannot be readily replicated or relocated, making the Nappanee facility an
irreplaceable component of Q2 Artificial Lift Services’ North American operations.

THRIVING ELKHART INDUSTRIAL MARKET | LOW VACANCY, SCARCE SUPPLY, STRONG RENT GROWTH
— Nappanee, IN is part of the greater Elkhart, IN industrial market, a mature market comprised of roughly 94.4 M SF of inventory. Market rents in Elkhart for specialized (manufacturing) assets are $5.00/SF (current rent at subject facility = $3.38/SF).

— The market is extremely tight with a low vacancy rate of only 2.6% as of Q3 2026. In addition, as of Q3 2026 there is only 43,000 SF of new product under construction in the entire Elkhart market (scarce supply). As a result of high demand and low supply, average annual rent growth over the past five years is a robust 5.4%.