Retail Site Analysis. Filling Station Car Wash FM 1092 Missouri City, Texas 77459

Retail Site Analysis Filling Station Car Wash 1255 FM 1092 Missouri City, Texas 77459 June 29, 2018

Project Summary It has been proposed to develop a new generation, express conveyor tunnel car wash with self-service vacuum stations at the intersection of FM 1092 and Independence Boulevard in Missouri City, Texas. The focus of this evaluation is the anticipated car wash sales during the first three years of planned car wash operation. A car wash development strategy and price schedule has been created and analyzed for sales projection purposes. Table of Contents Management Summary 3 Site Photos 6 Traffic Summary 8 Facility Development Strategy Car Wash Projections: Metrics and Range Car Wash Competition Summary and Map Car Wash 9 10 11 Trade Area Map and Demographics 17

Management Summary FM 1092 and Independence Boulevard - Missouri City Site Characteristics The site is located at the northeast corner of the FM 1092 and Independence Boulevard intersection in Missouri City, Fort Bend County. Designated site address is 1255 FM 1092, Missouri City, Texas 77459. FM 1092 (Murphy Road) is an undivided, four-lane, north/south artery with dedicated turn lanes at the Independence Boulevard intersection. Posted speed 50 MPH. Independence Boulevard (Lexington Boulevard) is a divided, four-lane, east/west artery with dedicated turn lanes at FM 1092. Posted speed 40 MPH. The site consists of 1.5-acres and affords 180 frontage along FM 1092, and 280 frontage along Independence Boulevard. Site access will exist via one drive cut along FM 1092 and one drive cut along Independence Boulevard. Vehicular movement is electronically regulated at the FM 1092 and Independence Boulevard intersection. No planned or proposed road changes have been identified that would impact the site. Site visibility is unrestricted. Good car wash visibility/reaction ratios will be supported and enhanced by exterior signage and lighting. Page 3

Competition Competitive Summary: Car Wash Brands/Chains Texas Pride Car Wash # of Competitors 4 # of Automatic Tunnel Bays 1 # of Wand Bays 12 Average Distance from Site 1.2-Miles Traffic IMST Traffic Counts Based on 24-Hour Count (2018) FM 1092 40,931 Independence/Lexington Boulevard 13,328 Total Intersection 54,259 Trade Area The trade area is centered along Murphy Road (FM 1092) and Independence Boulevard, northeast of State Highway 6 and south of U.S. Highway 90A in Missouri City. Murphy Road is a primary connector, commercial, and commuter artery. The surrounding area includes a mix of established and expanding residential and commercial activity. Trade area residents are ethnically diverse with a mix of moderate, middle, and upper middle-income families. The median population age is 35 and 42% of housing units are renter occupied. Population and household growth have been experienced and are projected through 2022. Trade Area 2017 Population 1-Mile 17,029 2017 Households 1-Mile 5,344 % Household Change 2017-2022 1-Mile 18.2% 2017 Average HH Income 1-Mile $108,316 2017 Median HH Income 1-Mile $68,478 Total Household Vehicles 1-Mile 10,341 Total Employees 1-Mile 3,080 Total Daytime Population at Home 1-Mile 8,668 Page 4

Facility Development Strategy: Filling Station Car Wash New generation, express conveyor tunnel and self-service vacuum and detail stations. Automatic 125 tunnel conveyor car wash with two (2) vehicle load stations. New exterior car wash image with enhanced lighting, interior wash, exterior wash, and site signage. Exterior LED signage with promotional pricing. Thirty (30) self-service covered vacuum and detail stations. Vacuums are free of charge. Fully attended car wash with load, prep, and on-site employees. Multiple price and service options. Car wash price schedule: $6, $9, $12 and $18. Multiple service and monthly unlimited wash packages. Full credit card and debit card acceptance. Promotional programs with VIP Club, Gift Cards, and fleet discounts. Car wash operational 17 hours per day, 7 days per week. Sales Projections Average Monthly Projections Year 1 Year 2 Year 3 Car Wash Sales (Dollars) $84,357 $88,284 $92,371 Annual Car Wash Sales (Dollars) $1,012,284 $1,059,408 $1,108,452 Summary The site is located within an established, expanding, and densely developed residential area. Projections are driven by intersection traffic and supported by neighborhood density. The intersection is electronically regulated, and site ingress and egress will exist along both FM 1092 (Murphy Road) and Lexington Boulevard. Exterior signage and lighting will be required to maximize car wash exposure. Area residents are moderate, middle, and upper middle -income families with a strong mix of ethnicities. Most of housing units are owner occupied and white-collar occupations dominate the area. The proposed facility will offer a best-in-class service standards and develop a marketing/promotion plan that will communicate value, quality, and drive wash frequency. Three (3) existing trade area car washes were identified and analyzed for competitive impact. Car wash alternatives include one (1) full service and two (2) self-service wand bay facilities. Secondary competitive units are positioned further south along State Highway 6. A proposed NTI express tunnel conveyor car wash has been identified 1.5-miles south along Murphy Road at Plantation Ridge Drive. The Identified NTI site is proposed, but have not been verified as planned construction. If developed, the competitive impact within the IMST model results in a potential reduction of 6.1% 23.2% in car wash sales. Car wash due diligence will continue with construction costs combined with expenses, margins, and projections. It must be determined by the developer whether an adequate return on project investment exists in the short-term based on projections. Page 5

Site Photos View from FM 1092 facing north View from FM 1092 facing south View facing east towards Independence Boulevard View facing west towards Lexington Boulevard Aerial view of site Page 6

Site Photos (continued) Site viewed from the southwest Site viewed from the southeast Site viewed from the south Page 7

Traffic Summary FM 1092 and Independence Boulevard, Missouri City Primary Artery: FM 1092 Secondary Artery: Independence Boulevard Lexington Boulevard Primary Artery: FM 1092 Secondary Artery: Independence Boulevard Lexington Boulevard Average Daily Traffic Counts Texas DOT (2016) Combined movement north of the site 44,036 Combined movement south of the site 46,607 Combined movement east of the site 6,827 Combined movement west of the site 11,354 Average Daily Traffic Counts Determined by IMST (2018) Northbound movement (non-truck/truck) 19,707/652 Southbound movement (non-truck/truck) 19,731/841 Total FM 1092 Traffic 40,931 Eastbound movement (non-truck/truck) 7,044/295 Westbound movement (non-truck/truck) 5,791/198 Total Traffic 13,328 Total Intersection Traffic (non-truck/truck) 52,273/1,986 Total Intersection Traffic 54,259 Page 8

Facility Development Strategy: Car Wash Name: Filling Station Car Wash Brand: Case # 1 Location: 1255 FM 1092 Intersection: NE Operation: Independent Exterior Features and Equipment Prices 1 # of Extended Tunnel Bays # of Auto Fueling Positions $6.00 Economy # of Automatic Bays Convenience Store Sq Ft $9.00 Good # of Wand Bays # of Quick Lube Bays $12.00 Better 30 # of Vacuum Stations 2 # of Access Points $18.00 Best # of Fragrance Stations Average Visibility Monthly 1 # of Price Signage Facings Electronic Traffic Regulation # of Pump Topper Facings CenterTurn Road Configuration SoftTouch Equipment Category Average On Site Movement 71.0 Conveyor Equipment Type 50 Posted Speed Yes Attended 24-Hours Full Service Wash Automatic Wash Self Service Wand Car Wash Features Average Exterior Maintenance Yes Cash Acceptance Excellent Exterior Lighting Coin Box Changer Average Exterior Signage Yes Covered Detail Area Yes Credit Card/Debit Yes Frequent Wash Promotions Competitive Impact Car Wash Score Equipment Manufacturer: SpinLite Page 9

Projections, Analytical Range, & Metrics ne Filling Station Car Wash Missouri City, Texas Trade Area Metrics Primary Area of Influence 1-Mile Total Intersection Traffic 54,259 VPD Explained Intersection Traffic 51.4% Passing Intersection Traffic 48.6% Trade Area in Square Miles 3.14 Trade Area Population Density 4,830 Trade Area Employee Density 973 Projection Metrics Year 1 Washes per Month 7,669 Year 2 Washes per Month 8,026 Year 3 Washes per Month 8,397 Year 1 Daily Washes 256 Year 2 Daily Washes 268 Year 3 Daily Washes 280 Average revenue per vehicle $11 Average Monthly Sales Projections Year 1 Year 2 Year 3 Monthly Car Wash Sales (Dollars) $84,357 $88,284 $92,371 Annual Car Wash Sales (Dollars) $1,012,284 $1,059,408 $1,108,452 Analytical Sales Range LOW Year 1 Year 2 Year 3 Monthly Car Wash Sales (Dollars) $75,921 $79,456 $83,134 Annual Car Wash Sales (Dollars) $911,052 $953,472 $997,608 HIGH Year 1 Year 2 Year 3 Monthly Car Wash Sales (Dollars) $92,793 $97,112 $101,608 Annual Car Wash Sales (Dollars) $1,113,516 $1,165,344 $1,219,296 Page 10

Competitive Analysis Summary: Car Wash 4 1.2 2 0 12 Trade Area Car Wash Summary Total Competitive Car Wash Units Average Distance in Miles Car Wash with Auto Fueling Car Wash with Convenience Store Total Full Car Wash Bays Total Automatic Car Wash Bays Total Wand Car Wash Bays Car Wash Brands and Chains Texas Pride Car Wash Competitive Impact Scores: Car Wash 36.3 Average Car Wash Impact Score 0.3 Average Distance Impact Score 51.0 21.0 Maximum Car Wash Impact Score Minimum Car Wash Impact Score Date: 5/15/2018 Impact Scores: Car Wash 60 50 50.0 51.0 40 30 20 23.0 21.0 10 0 Texas Pride Car Wash Royal Wash Car Wash Proposed NTI Car Wash Page 11

Dulles Dulles Dulles Dulles Dulles Ave Ave Ave Ave Ave Competition Map S T A F F O R D 2 Avenue E 3 F O R T B E N D M I S S O U R I C I T Y Lexington Blvd Murphy Rd ß FM 1092 Rd 1 Cartwright Rd Plantation Ridge Dr 6 & = Car Wash = Proposed NT Car Wash Page 12

Competition Analysis: Car Wash Name: Texas Pride Car Wash Brand: Map #: 1 Location: Cartwright Road and Bermuda Dunes Drive Intersection: NE Operation: Independent Distance: 1.7 Exterior Features and Equipment Prices 1 # of Full Service Bays # of Auto Fueling Positions Economy # of Automatic Bays 1,500 Convenience Store Sq Ft Good # of Wand Bays # of Quick Lube Bays $19.99 Better 3 # of Vacuum Stations # of Access Points $21.99 Best 1 # of Fragrance Stations Average Visibility Wand Cycle 2 # of Price Signage Facings Electronic Traffic Regulation Crossover Road Configuration Competitive Impact SoftTouch Equipment Category Average On Site Movement Car Wash Score 50.0 Conveyor Equipment Type 40 Posted Speed Distance Score 0.17 Yes Attended 24-Hours Yes Full Service Wash Automatic Wash Self Service Wand Car Wash Features Average Exterior Maintenance Yes Cash Acceptance Average Exterior Lighting Coin Box Changer Average Exterior Signage Covered Detail Area Yes Credit Card/Debit Frequent Wash Promotions Equipment Manufacturer: Date: 5/15/2018 Page 13

Competition Analysis: Car Wash Name: Royal Wash Brand: Map #: 3 Location: Avenue E, west of Stafford Run Road Intersection: S Operation: Independent Distance: 1.0 Exterior Features and Equipment Prices 1 # of Full Service Bays # of Auto Fueling Positions Economy # of Automatic Bays Convenience Store Sq Ft Good 6 # of Wand Bays # of Quick Lube Bays Better 4 # of Vacuum Stations # of Access Points Best 1 # of Fragrance Stations BelowAvg Visibility $1.50 Wand Cycle # of Price Signage Facings None Traffic Regulation Undivided Road Configuration Competitive Impact Wand Equipment Category BelowAvg On Site Movement Car Wash Score 23.0 Self Serv Equipment Type 40 Posted Speed Distance Score 0.29 Yes Attended Yes 24-Hours 1 Hand Wash Automatic Wash Yes Self Service Wand Car Wash Features Poor Exterior Maintenance Yes Cash Acceptance Poor Exterior Lighting Yes Coin Box Changer Poor Exterior Signage Yes Covered Detail Area Yes Credit Card/Debit Frequent Wash Promotions Equipment Manufacturer: Date: 5/15/2018 Page 14

Competition Analysis: Car Wash Name: Car Wash Brand: Map #: 4 Location: Commerce Business Drive, east of Murphy Road Intersection: N Operation: Independent Distance: 0.6 Exterior Features and Equipment Prices # of Full Service Bays # of Auto Fueling Positions Economy # of Automatic Bays Convenience Store Sq Ft Good 6 # of Wand Bays # of Quick Lube Bays Better 8 # of Vacuum Stations # of Access Points Best 2 # of Fragrance Stations BelowAvg Visibility $1.25 Wand Cycle # of Price Signage Facings Stop Traffic Regulation Undivided Road Configuration Competitive Impact Wand Equipment Category BelowAvg On Site Movement Car Wash Score 21.0 Self Serv Equipment Type 40 Posted Speed Distance Score 0.48 Attended 24-Hours Full Service Wash Automatic Wash Yes Self Service Wand Car Wash Features Poor Exterior Maintenance Yes Cash Acceptance Poor Exterior Lighting Yes Coin Box Changer Poor Exterior Signage Yes Covered Detail Area Credit Card/Debit Frequent Wash Promotions Equipment Manufacturer: Date: 5/15/2018 Page 15

Competition Analysis: Car Wash Name: Proposed NTI Car Wash Brand: Map #: 4 Location: Murphy Road and Plantation Ridge Drive Intersection: SW Operation: Independent Distance: 1.5 Exterior Features and Equipment Prices 1 # of Full Service Bays # of Auto Fueling Positions Economy # of Automatic Bays Convenience Store Sq Ft Good # of Wand Bays # of Quick Lube Bays Better 12 # of Vacuum Stations # of Access Points Best 1 # of Fragrance Stations Average Visibility Wand Cycle 2 # of Price Signage Facings Electronic Traffic Regulation CenterTurn Road Configuration Competitive Impact SoftTouch Equipment Category Average On Site Movement Car Wash Score 51.0 Conveyor Equipment Type 50 Posted Speed Distance Score 0.19 Yes Attended 24-Hours Yes Full Service Wash Automatic Wash Self Service Wand Car Wash Features Average Exterior Maintenance Yes Cash Acceptance Average Exterior Lighting Coin Box Changer Average Exterior Signage Covered Detail Area Yes Credit Card/Debit Frequent Wash Promotions Equipment Manufacturer: Date: 5/15/2018 Page 16

Trade Area Map 0.5-, 0.75-, 1-, and 1.25-Mile Rings 1255 FM 1092 Missouri City, Texas 77459 S T A F F O R D 1.25 mi 1.00 mi 0.75 mi 0.50 mi ß F I F T H S T R E E T 6 & ß = Site = 2-Minute Drive Time = 3-Minute Drive Time Page 17

Demand Report 1255 FM 1092 Missouri City, Texas 77459 2 MINUTE DRIVE TIME 3.36 SQ/MI 3 MINUTE DRIVE TIME 7.21 SQ/MI POPULATION TREND 2010 Total Population 15,817 27,319 2017 Total Population 17,359 29,631 2022 Total Population 20,448 34,423 % Population Change 2000 to 2010 45.9% 39.0% % Population Change 2000 to 2017 60.2% 50.8% % Population Change 2010 to 2022 29.3% 26.0% % Population Change 2017 to 2022 17.8% 16.2% 2017 Total Daytime Population 12,841 21,995 2017 Total Employees 4,045 7,045 2017 Total Daytime at Home Population 8,796 14,950 2017 Total Employees (% of Daytime Population) 31.5% 32.0% 2017 Total Daytime at Home Population (% of Daytime Populat 68.5% 68.0% DENSITY 2017 Population Density 4,708 4,443 2016 Employee Density 1,113 1,059 HOUSEHOLDS TREND 2010 Households 5,087 9,052 2017 Households 5,469 9,618 2022 Households 6,484 11,216 % Household Change 2000 to 2010 53.3% 46.2% % Household Change 2000 to 2017 64.8% 55.3% % Household Change 2010 to 2022 27.5% 23.9% % Household Change 2017 to 2022 18.6% 16.6% 2017 Average household size: Owner occupied 1.9 2.0 2017 Average household size: Renter occupied 1.2 1.0 INCOME 2010 Household income: Median $58,240 $65,329 2010 Household income: Average $81,143 $87,538 2017 Household income: Median $67,385 $73,359 2017 Household income: Average $106,305 $115,376 2022 Household income: Median $71,781 $77,657 2022 Household income: Average $108,934 $118,560 HOUSEHOLD VEHICLES 2017 Households: Number of vehicles available 10,574 18,843 2017 Owner occupied: Number of vehicles available 6,792 13,226 2017 Renter occupied: Number of vehicles available 3,596 5,327 Page 18

Demand Report 1255 FM 1092 Missouri City, Texas 77459 2 MINUTE DRIVE TIME 3.36 SQ/MI 3 MINUTE DRIVE TIME 7.21 SQ/MI RACE & ETHNICITY % 2017 White alone 31.4% 33.6% % 2017 Black or African American alone 24.4% 22.3% % 2017 American Indian and Alaska Native alone: Adult.4%.4% % 2017 Asian alone 29.2% 30.2% % 2017 Native Hawaiian and OPI alone.1%.1% % 2017Some Other Race alone 10.4% 9.3% % 2017 Two or More Races 4.0% 4.0% % 2017 Hispanic 29.0% 26.3% % 2017 Not Hispanic 71.0% 73.7% EDUCATION & OCCUPATION Education % 2017 No High School Diploma 16.4% 14.5% % 2017 High school graduate, GED, or alternative 18.7% 18.1% % 2017 College No Degree 19.4% 17.7% % 2017 College Degree 31.0% 33.9% % 2017 Advanced Degree 14.6% 15.8% % 2017 College or Advanced Degree 45.5% 49.7% Occupation % 2010 Occupation: White collar 69.0% 70.6% % 2010 Occupation: Blue collar 31.0% 29.4% % 2017 Occupation: White collar 67.6% 70.6% % 2017 Occupation: Blue collar 32.4% 29.4% AGE & OCCUPANCY Age 2017 Total population: Median age 35 36 2017 Male population: Median age 32 33 2017 Female population: Median age 37 39 Occupancy 2017 Households 5,469 9,618 % 2017 Owner occupied housing units 58.6% 65.2% % 2017 Renter occupied housing units 41.4% 34.8% Page 19

Demand Report 1255 FM 1092 Missouri City, Texas 77459 2 MINUTE DRIVE TIME 3.36 SQ/MI 3 MINUTE DRIVE TIME 7.21 SQ/MI RETAIL SALES POTENTIAL 2017 Convenience stores $7,592,262 $13,449,253 2017 Gasoline stations with convenience stores $18,716,716 $33,176,534 2017 Beer, wine, & liquor stores $1,597,212 $2,862,789 2017 Supermarkets & other grocery (except convenience) store $25,063,145 $44,542,716 2017 Restaurant Expenditures $7,227,830 $12,949,278 HOUSEHOLD EXPENDITURES Automotive 2017 Gasoline (Household Average) $2,039 $2,054 2017 Diesel fuel (Household Average) $47 $48 2017 Gasoline on out-of-town trips (Household Average) $115 $117 2017 Motor oil (Household Average) $15 $15 2017 Lube, oil change, and oil filters (Household Average) $93 $94 2017 Maintenance and repairs (Household Average) $871 $883 Food/Alcohol/Tobacco 2017 Food at home $22,932,575 $40,746,277 2017 Food at home (Household Average) $4,193 $4,236 2017 Food away from home (Household Average) $3,184 $3,230 2017 Meals at restaurants, carry outs and other (Household Av $2,731 $2,765 2017 Breakfast and brunch (Household Average) $319 $322 2017 Lunch (Household Average) $865 $876 2017 Dinner (Household Average) $1,311 $1,330 2017 Alcoholic beverages $2,810,350 $5,041,803 2017 Alcoholic beverages (Household Average) $514 $524 2017 At home (Household Average) $292 $298 2017 Away from home (Household Average) $222 $227 2017 Beer and ale $414,058 $738,571 2017 Beer and ale (Household Average) $76 $77 2017 Wine $222,935 $404,251 2017 Wine (Household Average) $41 $42 2017 Other alcoholic beverages $129,613 $232,521 2017 Other alcoholic beverages (Household Average) $47 $48 2017 Tobacco products and smoking supplies $1,942,905 $3,418,087 2017 Tobacco products and smoking supplies (Household Avg) $355 $355 2017 Cigarettes $1,711,781 $3,009,622 2017 Cigarettes (Household Average) $313 $313 2017 Other tobacco products $183,213 $323,899 2017 Other tobacco products (Household Average) $34 $34 2017 Smoking accessories $47,911 $84,566 2017 Smoking accessories (Household Average) $9 $9 Page 20

Demand Report 1255 FM 1092 Missouri City, Texas 77459 0.5 MILE 0.79 SQ/MI 0.75 MILE 1.77 SQ/MI 1 MILE 3.14 SQ/MI 1.25 MILE 4.91 SQ/MI POPULATION TREND 2010 Total Population 3,411 8,567 15,535 22,551 2017 Total Population 3,839 9,547 17,029 24,486 2022 Total Population 4,621 11,407 19,998 28,625 % Population Change 2000 to 2010 38.4% 42.8% 44.1% 42.2% % Population Change 2000 to 2017 55.8% 59.1% 58.0% 54.4% % Population Change 2010 to 2022 35.5% 33.2% 28.7% 26.9% % Population Change 2017 to 2022 20.4% 19.5% 17.4% 16.9% 2017 Total Daytime Population 2,619 6,710 11,748 17,561 2017 Total Employees 641 1,766 3,080 5,121 2017 Total Daytime at Home Population 1,978 4,944 8,668 12,440 2017 Total Employees (% of Daytime Population) 24.5% 26.3% 26.2% 29.2% 2017 Total Daytime at Home Population (% of Daytime Populat 75.5% 73.7% 73.8% 70.8% DENSITY 2017 Population Density 3,975 4,724 4,830 4,692 2017 Employee Density 912 959 973 1,021 HOUSEHOLDS TREND 2010 Households 1,088 2,628 4,980 7,421 2017 Households 1,212 2,887 5,344 7,893 2022 Households 1,467 3,476 6,316 9,276 % Household Change 2000 to 2010 46.8% 47.9% 52.0% 50.0% % Household Change 2000 to 2017 63.6% 62.5% 63.1% 59.6% % Household Change 2010 to 2022 34.8% 32.3% 26.8% 25.0% % Household Change 2017 to 2022 21.0% 20.4% 18.2% 17.5% 2017 Average household size: Owner occupied 2.3 1.9 1.8 1.9 2017 Average household size: Renter occupied 1.0 1.1 1.2 1.1 INCOME 2010 Household income: Median $59,876 $59,810 $58,878 $61,383 2010 Household income: Average $86,923 $87,345 $82,657 $83,862 2017 Household income: Median $70,174 $66,108 $68,478 $70,628 2017 Household income: Average $114,398 $110,811 $108,316 $110,263 2022 Household income: Median $74,831 $70,921 $72,821 $74,639 2022 Household income: Average $119,414 $114,661 $110,973 $112,839 HOUSEHOLD VEHICLES 2017 Households: Number of vehicles available 2,439 5,758 10,341 15,235 2017 Owner occupied: Number of vehicles available 1,790 3,808 6,570 10,125 2017 Renter occupied: Number of vehicles available 650 1,865 3,574 4,935 Page 21

Demand Report 1255 FM 1092 Missouri City, Texas 77459 0.5 MILE 0.79 SQ/MI 0.75 MILE 1.77 SQ/MI 1 MILE 3.14 SQ/MI 1.25 MILE 4.91 SQ/MI RACE & ETHNICITY % 2017 White alone 31.3% 30.7% 30.4% 32.0% % 2017 Black or African American alone 23.8% 25.6% 24.4% 22.7% % 2017 American Indian and Alaska Native alone: Adult.4%.3%.4%.4% % 2017 Asian alone 27.6% 29.2% 30.7% 30.9% % 2017 Native Hawaiian and OPI alone.1%.1%.1%.1% % 2017Some Other Race alone 13.0% 10.1% 9.9% 9.9% % 2017 Two or More Races 3.7% 3.9% 4.0% 4.0% % 2017 Hispanic 34.9% 28.0% 27.7% 27.7% % 2017 Not Hispanic 65.1% 72.0% 72.3% 72.3% EDUCATION & OCCUPATION Education % 2017 No High School Diploma 15.7% 14.4% 15.8% 15.3% % 2017 High school graduate, GED, or alternative 19.6% 18.1% 18.2% 18.6% % 2017 College No Degree 22.7% 21.9% 19.2% 18.0% % 2017 College Degree 26.3% 30.2% 31.5% 32.6% % 2017 Advanced Degree 15.7% 15.5% 15.3% 15.5% % 2017 College or Advanced Degree 42.0% 45.7% 46.8% 48.1% Occupation % 2010 Occupation: White collar 66.5% 68.9% 69.9% 69.9% % 2010 Occupation: Blue collar 33.6% 31.1% 30.1% 30.1% % 2017 Occupation: White collar 67.3% 67.6% 68.8% 69.7% % 2017 Occupation: Blue collar 32.7% 32.4% 31.2% 30.3% AGE & OCCUPANCY Age 2017 Total population: Median age 35 35 35 35 2017 Male population: Median age 32 33 32 33 2017 Female population: Median age 39 38 37 37 Occupancy 2017 Households 1,212 2,887 5,344 7,893 % 2017 Owner occupied housing units 68.8% 60.5% 57.8% 60.7% % 2017 Renter occupied housing units 31.2% 39.5% 42.2% 39.3% Page 22

Demand Report 1255 FM 1092 Missouri City, Texas 77459 0.5 MILE 0.79 SQ/MI 0.75 MILE 1.77 SQ/MI 1 MILE 3.14 SQ/MI 1.25 MILE 4.91 SQ/MI RETAIL SALES POTENTIAL 2017 Convenience stores $1,694,368 $4,003,395 $7,431,600 $11,011,823 2017 Gasoline stations with convenience stores $4,190,685 $9,880,168 $18,308,397 $27,136,650 2017 Beer, wine, & liquor stores $357,419 $843,316 $1,562,758 $2,327,154 2017 Supermarkets & other grocery (except convenience) store $5,624,163 $13,236,537 $24,513,184 $36,374,127 2017 Restaurant Expenditures $1,624,237 $3,818,058 $7,078,297 $10,535,383 HOUSEHOLD EXPENDITURES Automotive 2017 Gasoline (Household Average) $2,063 $2,040 $2,040 $2,047 2017 Diesel fuel (Household Average) $47 $47 $47 $47 2017 Gasoline on out-of-town trips (Household Average) $117 $115 $115 $116 2017 Motor oil (Household Average) $15 $15 $15 $15 2017 Lube, oil change, and oil filters (Household Average) $94 $93 $93 $94 2017 Maintenance and repairs (Household Average) $883 $873 $872 $877 Food/Alcohol/Tobacco 2017 Food at home $5,146,327 $12,111,539 $22,428,419 $33,277,827 2017 Food at home (Household Average) $4,246 $4,195 $4,197 $4,216 2017 Food away from home (Household Average) $3,220 $3,184 $3,191 $3,210 2017 Meals at restaurants, carry outs and other (Household Av $2,759 $2,730 $2,736 $2,751 2017 Breakfast and brunch (Household Average) $322 $319 $319 $321 2017 Lunch (Household Average) $873 $865 $867 $872 2017 Dinner (Household Average) $1,328 $1,311 $1,314 $1,322 2017 Alcoholic beverages $628,703 $1,483,311 $2,750,565 $4,097,532 2017 Alcoholic beverages (Household Average) $519 $514 $515 $519 2017 At home (Household Average) $295 $292 $292 $295 2017 Away from home (Household Average) $224 $222 $222 $224 2017 Beer and ale $91,802 $217,951 $405,224 $602,604 2017 Beer and ale (Household Average) $76 $75 $76 $76 2017 Wine $50,526 $117,781 $218,362 $326,841 2017 Wine (Household Average) $42 $41 $41 $41 2017 Other alcoholic beverages $29,079 $68,439 $126,756 $188,887 2017 Other alcoholic beverages (Household Average) $48 $47 $48 $48 2017 Tobacco products and smoking supplies $429,882 $1,025,770 $1,898,463 $2,803,807 2017 Tobacco products and smoking supplies (Household Avg) $355 $355 $355 $355 2017 Cigarettes $378,899 $903,906 $1,672,593 $2,469,415 2017 Cigarettes (Household Average) $313 $313 $313 $313 2017 Other tobacco products $40,486 $96,621 $179,000 $265,058 2017 Other tobacco products (Household Average) $33 $33 $33 $34 2017 Smoking accessories $10,497 $25,243 $46,870 $69,334 2017 Smoking accessories (Household Average) $9 $9 $9 $9 Page 23

Full Demographic Report 1255 FM 1092 Missouri City, Texas 77459 0.5 MILE 0.79 SQ/MI 0.75 MILE 1.77 SQ/MI 1 MILE 3.14 SQ/MI 1.25 MILE 4.91 SQ/MI POPULATION OVERVIEW Population Trend 2000 Total Population 2,464 5,999 10,777 15,860 2010 Total Population 3,411 8,567 15,535 22,551 2017 Total Population 3,839 9,547 17,029 24,486 2022 Total Population 4,621 11,407 19,998 28,625 % Population Change 2000 to 2010 38.4% 42.8% 44.1% 42.2% % Population Change 2000 to 2017 55.8% 59.1% 58.0% 54.4% % Population Change 2010 to 2022 35.5% 33.2% 28.7% 26.9% % Population Change 2017 to 2022 20.4% 19.5% 17.4% 16.9% 2017 Race and Ethnicity % 2017 White alone 31.3% 30.7% 30.4% 32.0% % 2017 Black or African American alone 23.8% 25.6% 24.4% 22.7% % 2017 Asian alone 27.6% 29.2% 30.7% 30.9% % 2017 Other Race - Population 17.3% 14.5% 14.5% 14.4% Hispanic or Latino % 2017 Hispanic 34.9% 28.0% 27.7% 27.7% % 2017 Not Hispanic 65.1% 72.0% 72.3% 72.3% 2017 Age Trend Total population: Median age 35 35 35 35 Male population: Median age 32 33 32 33 Female population: Median age 39 38 37 37 Age 19 and Under 26.7% 26.4% 26.6% 26.5% Age 20 to 29 16.3% 16.2% 16.8% 16.4% Age 30 to 39 12.0% 12.5% 13.0% 13.1% Age 40 to 49 12.8% 13.1% 13.2% 13.3% Age 50 to 64 21.2% 20.5% 19.8% 19.8% Age 65 and Over 11.0% 11.3% 10.6% 10.8% 2017 Male Population % Male population 48.5% 48.1% 48.4% 48.7% % Male population: Under 5 years 3.1% 3.1% 3.2% 3.1% % Male population: 5 to 9 years 3.4% 3.2% 3.2% 3.3% % Male population: 10 to 14 years 3.6% 3.6% 3.6% 3.7% % Male population: 15 to 19 years 4.2% 4.1% 4.0% 4.0% % Male population: 20 to 24 years 4.5% 4.2% 4.3% 4.1% % Male population: 25 to 29 years 4.2% 4.2% 4.4% 4.3% % Male population: 30 to 34 years 3.1% 3.2% 3.4% 3.4% % Male population: 35 to 39 years 2.3% 2.5% 2.7% 2.7% % Male population: 40 to 44 years 2.4% 2.6% 2.8% 2.9% % Male population: 45 to 49 years 3.3% 3.2% 3.2% 3.2% % Male population: 50 to 54 years 3.0% 2.9% 2.9% 3.0% % Male population: 55 to 59 years 3.8% 3.6% 3.5% 3.5% % Male population: 60 to 64 years 3.1% 2.9% 2.7% 2.7% % Male population: 65 to 69 years 1.8% 1.9% 2.0% 2.0% % Male population: 70 to 74 years 1.1% 1.2% 1.1% 1.1% Page 24

Full Demographic Report 1255 FM 1092 Missouri City, Texas 77459 0.5 MILE 0.79 SQ/MI 0.75 MILE 1.77 SQ/MI 1 MILE 3.14 SQ/MI 1.25 MILE 4.91 SQ/MI % Male population: 75 to 79 years.8%.8%.7%.8% % Male population: 80 to 84 years.4%.4%.4%.4% % Male population: 85 years and over.4%.4%.3%.4% 2017 Female Population % Female population 51.5% 51.9% 51.6% 51.3% % Female population: Under 5 years 2.6% 2.5% 2.6% 2.7% % Female population: 5 to 9 years 3.3% 3.1% 3.1% 3.1% % Female population: 10 to 14 years 3.4% 3.5% 3.4% 3.3% % Female population: 15 to 19 years 3.3% 3.4% 3.4% 3.4% % Female population: 20 to 24 years 3.9% 3.8% 3.9% 3.8% % Female population: 25 to 29 years 3.7% 4.0% 4.2% 4.1% % Female population: 30 to 34 years 3.6% 3.7% 3.8% 3.7% % Female population: 35 to 39 years 3.0% 3.1% 3.2% 3.2% % Female population: 40 to 44 years 3.6% 3.7% 3.8% 3.8% % Female population: 45 to 49 years 3.5% 3.6% 3.5% 3.5% % Female population: 50 to 54 years 3.5% 3.6% 3.5% 3.5% % Female population: 55 to 59 years 4.4% 4.1% 4.0% 4.0% % Female population: 60 to 64 years 3.4% 3.4% 3.2% 3.2% % Female population: 65 to 69 years 2.4% 2.3% 2.3% 2.3% % Female population: 70 to 74 years 1.5% 1.5% 1.4% 1.4% % Female population: 75 to 79 years 1.0% 1.0%.9%.9% % Female population: 80 to 84 years.5%.6%.5%.5% % Female population: 85 years and over 1.0% 1.2%.9%.9% HOUSEHOLD OVERVIEW Household Trend 2000 Households 741 1,777 3,276 4,946 2010 Households 1,088 2,628 4,980 7,421 2017 Households 1,212 2,887 5,344 7,893 2022 Households 1,467 3,476 6,316 9,276 % Household Change 2000 to 2010 46.8% 47.9% 52.0% 50.0% % Household Change 2000 to 2017 63.6% 62.5% 63.1% 59.6% % Household Change 2010 to 2022 34.8% 32.3% 26.8% 25.0% % Household Change 2017 to 2022 21.0% 20.4% 18.2% 17.5% 2017 Household Size Average household size 3.2 3.1 3.1 3.1 % Family households 80.4% 77.3% 77.2% 77.5% % Nonfamily households 19.6% 22.7% 22.8% 22.5% Page 25

Full Demographic Report 1255 FM 1092 Missouri City, Texas 77459 0.5 MILE 0.79 SQ/MI 0.75 MILE 1.77 SQ/MI 1 MILE 3.14 SQ/MI 1.25 MILE 4.91 SQ/MI Household Income Trend 2000 Median income $57,499 $62,941 $61,147 $62,227 2011 Median income $59,876 $59,810 $58,878 $61,383 2017 Median income $70,174 $66,108 $68,478 $70,628 2022 Median income $74,831 $70,921 $72,821 $74,639 % Median Income Change 2000 to 2010 4.1% -5.0% -3.7% -1.4% % Median Income Change 2000 to 2017 22.0% 5.0% 12.0% 13.5% % Median Income Change 2010 to 2022 25.0% 18.6% 23.7% 21.6% % Median Income Change 2017 to 2022 6.6% 7.3% 6.3% 5.7% 2000 Household income: Average $74,386 $78,146 $75,691 $76,501 2010 Household income: Average $86,923 $87,345 $82,657 $83,862 2017 Household income: Average $114,398 $110,811 $108,316 $110,263 2022 Household income: Average $119,414 $114,661 $110,973 $112,839 2017 Household Income up to $24,999 11.6% 12.2% 12.2% 11.9% $25,000 to $49,999 19.6% 22.0% 20.2% 19.3% $50,000 to $74,999 22.6% 22.9% 22.7% 22.3% $75,000 to $124,999 26.7% 25.3% 27.1% 27.2% $125,000 to $199,999 12.0% 11.3% 11.8% 12.8% $200,000 or more 7.5% 6.3% 6.0% 6.5% Income Below $75,000 53.8% 57.1% 55.1% 53.5% Income $75,000 to $199,999 38.7% 36.6% 38.9% 40.0% HOUSING UNITS OVERVIEW 2017 Home Value Median Home Value $162,557 $168,395 $169,449 $172,083 Average Home Value $178,339 $187,490 $192,911 $189,922 2017 Occupancy Households 1,212 2,887 5,344 7,893 Owner occupied 68.8% 60.5% 57.8% 60.7% Renter occupied 31.2% 39.5% 42.2% 39.3% Occupancy by Number of Units 1 Unit, Detached 65.1% 57.1% 57.1% 59.8% 1 Unit, Attached 8.0% 7.6% 6.1% 6.2% 2 1.2%.7%.7%.6% 3 or 4 1.5% 1.7% 1.1%.8% 5 to 9 2.3% 3.5% 3.3% 2.9% 10 to 19 13.2% 18.9% 19.5% 17.0% 20 to 49.7% 2.4% 3.8% 3.9% 50 or more 2.8% 3.6% 3.5% 3.0% Mobile home 5.4% 4.4% 4.9% 5.9% Boat, RV, van, etc..0%.0%.0%.0% 2017 Occupation Workers 16 years and over 1,938 4,765 8,618 12,415 White collar 67.3% 67.6% 68.8% 69.7% Blue collar 32.7% 32.4% 31.2% 30.3% Page 26

Full Demographic Report 1255 FM 1092 Missouri City, Texas 77459 0.5 MILE 0.79 SQ/MI 0.75 MILE 1.77 SQ/MI 1 MILE 3.14 SQ/MI 1.25 MILE 4.91 SQ/MI 2017 Educational Attainment Population 25 years and over 2,494 6,263 11,105 16,039 No High School Diploma 15.7% 14.4% 15.8% 15.3% High school graduate, GED, or alternative 19.6% 18.1% 18.2% 18.6% College No Degree 22.7% 21.9% 19.2% 18.0% College Degree 26.3% 30.2% 31.5% 32.6% Advanced Degree 15.7% 15.5% 15.3% 15.5% College or Advanced Degree 42.0% 45.7% 46.8% 48.1% 2017 Marital Status Population 15 years and over 3,100 7,739 13,767 19,808 Not Married 53.2% 50.8% 49.7% 47.5% Married 46.8% 49.2% 50.3% 52.5% Average Travel Time to Work Trend 2000 Travel time: Average (in minutes) 27 28 28 28 2010 Travel time: Average (in minutes) 27 28 28 29 2017 Travel time: Average (in minutes) 30 30 30 30 Work at Home Trend % 2000 Workers 16+ years who work at home 2.0% 1.9% 1.9% 2.1% % 2010 Workers 16+ years who work at home 8.4% 5.2% 4.9% 4.7% % 2017 Workers 16+ years who work at home 4.0% 3.4% 3.0% 3.0% Did Not Work at Home Trend % 2000 Workers 16+ years who do not work at 97.9% 98.0% 98.1% 97.9% % 2010 Workers 16+ years who do not work at 91.6% 94.8% 95.1% 95.3% % 2017 Workers 16+ years who do not work at 96.0% 96.6% 97.0% 97.0% Mode of Transportation to Work Car, truck, or van - Drove alone 80.1% 79.8% 81.0% 81.4% Car, truck, or van - Carpooled 9.0% 9.8% 10.2% 10.3% Page 27

Presented by: IMST Corp. 4203 Yoakum Boulevard, Suite 110 Houston, TX 77006 Phone: 281.398.0321 FAX: 281.825.4179 Email: info@imstcorp.com Website: www.imstcorp.com The contents of this study, including all projections, are based on information furnished by the client, customer and data collected by IMST in the field, and from other sources. IMST does not warrant that there have been no material changes in the data since generation, including merchantability and fitness for a particular purpose with regard to the study and all underlying data and analysis. IMST makes reasonable efforts to obtain all data for the study; however, market conditions are subject to change and these changes may significantly alter actual sales. The completed study is not intended to provide a guarantee of actual business performance. It is our understanding that the studied site has been thoroughly tested regarding potential contamination and no problems now exist that create negative environmental conditions. If you should have any questions regarding this information, please call us at 281.398.0321. R2409