Retail Site Analysis. Rizvi & Sons, Inc Highway 6 South Houston, Texas 77077

Retail Site Analysis Rizvi & Sons, Inc. 1602 Highway 6 South Houston, Texas 77077 September 1, 2016

Project Summary The site is an operating Valero fuel station with convenience store located at 1602 Highway 6 South at Briar Forest Drive in Houston, Harris County, Texas. It has been proposed to raze the existing facility and develop a new generation fuel convenience facility. The focus of this evaluation is the anticipated fuel and convenience store sales volumes during the first three years following the proposed upgrade strategy. Table of Contents Management Summary 3 Site Photos & Survey 6 Traffic Summary 9 Facility Audit 10 Facility Upgrade Strategy 11 Projections: Metrics and Range 12 Competition Summary and Map 13 Trade Area Map and Demographics 20

Management Summary Rizvi & Sons, Inc. - Houston Site Characteristics The site is located at 1602 Highway 6 South, at the southwest corner of the Briar Forest Drive intersection, in Houston, Harris County, Texas 77079. State Highway 6 is a divided, six lane, north/south state highway artery with left and right turn lanes at the Briar Forest Drive intersection. Posted speed 45 MPH. Briar Forest Drive is a divided, four lane, east/west artery with left and right turn lanes at State Highway 6. Briar Forest Drive terminates at State Highway 6, extending to the east. Posted speed 40 MPH. The site is a 0.56 acre developed area with operating fuel and convenience facility that affords frontage along State Highway 6. Direct site access exists via two drive cuts along State Highway 6. Southbound traffic has convenient ingress and egress. Vehicular movement is electronically regulated at the State Highway 6 and Briar Forest Drive intersection. Intersection stacking occurs both northbound and southbound along State Highway 6. Briar Forest Drive stacking occurs during peak traffic periods. Unrestricted site visibility exists at the intersection. Facility visibility/reaction ratios are supported by exterior signgage, lighting, and canopy. Page 3

Competition Competitive Summary: Gasoline/Convenience Store Fuel Brands/Chains Shell, Exxon, Chevron, Timewise # of Competitors 5 Gasoline/Diesel Positions 52/36 Convenience Store SF 10,400 Average Distance from Site 0.8 Mile Traffic IMST Traffic Counts Based on 24 Hour Count (2016) State Highway 6 83,987 Briar Forest Drive (Westbound) 8,870 Combined Intersection 92,857 Trade Area The trade area is centered along State Highway 6, south of Interstate 10, in west Houston. State Highway 6 is a major north/south traffic corridor carrying in excess of 80,000 vehicles per day. The trade area includes an established residential population with multiple apartment developments within immediate vicinity. Neighborhood areas east of State Highway 6 are middle and upper middle income with a median population age of 42 and strong levels of occupation. State Highway 6 borders Barker Reservoir and George Bush Park. Trade area demand elements are established and projected for continued expansion. A series of rings and drive times were analyzed for demographic demand and profile. Trade Area 2015 Population 0.75 Mile 5,287 2015 Households 0.75 Mile 2,208 % Household Change 2015 2020 0.75 Mile 13.7% 2015 Average HH Income 0.75 Mile $106,808 2015 Median HH Income 0.75 Mile $69,797 Total Household Vehicles 0.75 Mile 3,852 Total Employees 0.75 Mile 1,978 Total Daytime Population at Home 0.75 Mile 2,984 Page 4

Facility Upgrade Strategy: Upgraded and modernized forecourt with six (6) MPD s, twelve (12) fueling positions, diesel hoses, stacked dive in fueling configuration, and updated canopy. Major branded fuel with full exterior brand image and aggressive fuel pricing. LED fuel price signage. 3,500 square foot convenience store building featuring modern amenities, services, fixtures, and signage. Ten (10) up front convenience store parking spaces. Additional perimeter site parking. Advanced convenience store merchandising with cigarette, tobacco, beer, wine, snack food, candy, beverage, taqueria, and convenience categories. Competitive store pricing. Expanded fountain beverage counter with frozen beverages and iced teas. Branded coffee counter with broad product/condiment selection. Interior, expanded restrooms will be updated and modernized. Fifteen (15) door walk in cooler with LED lighting. Reach in coolers with single serve beverages. Integrated proprietary fast food with Mexican food theme and menu selection. Grab and go and made to order fast food menu selections. Express breakfast, lunch, and snack fast food items. Two (2) cashier stations with good standards of customer service. ATM. Lottery. Money orders. Convenience facility operational 18 hours per day, 7 days per week. Volume & Sales Projections Average Monthly Volume Projections Year 1 Year 2 Year 3 Fuel Volume (Gallons) 151,088 155,452 156,074 Convenience Store Sales (Dollars) $131,528 $135,315 $136,528 Summary Current demographic demand estimates represent a combination of secondary sources, traffic samples, and primary trade area data collection. The studied site is located at a high traffic intersection with commuter, commercial, and residential trip generators. Site position along State Highway 6 south of Interstate 10 creates exposure to supporting spontaneous trips. The surrounding trade area is supported by neighborhood residents and office employees. Current performance at the operating facility is calibrated at 60,000 gasoline gallons per month and $32,500 convenience sales per month. The operating store is currently underperforming intersection demand. The planned facility upgrades will enhance the capture of intersection traffic currently bypassing the studied site for direct and indirect competitors. The planned facility will be best in class with strong standards of facility operation. Targeted traffic contains a high percentage of trips that do not originate or destined within the surrounding trade area. Volume penetration from spontaneous traffic demand must be captured through brand recognition, exterior facility appearance, and fuel pricing. Fuel projections include gasoline and diesel gallons. Fuel detail is provided within metrics and range. Convenience store sales include convenience items and fast food sales. A preliminary site plan has not been provided. Projections rely on site design and layout that allows proper spacing, parking, and flow. It must be determined by the operator if an adequate return on investment exists in the short term based on impact projections. Page 5

Site Photos Site approach southbound on State Highway 6 State Highway 6 State Highway 6 facing north Site approach westbound on Kowis Street Site approach northbound on State Highway 6 Page 6

Site Photos (continued) Site viewed from the southeast Site frontage along State Highway 6 viewed from the south Site viewed from the southeast Page 7

Site Survey Page 8

Traffic Summary State Highway 6 and Briar Forest Drive Primary Artery: State Highway 6 Secondary Artery: Briar Forest Drive Primary Artery: State Highway 6 Secondary Artery: Briar Forest Drive Average Daily Traffic Counts Houston Galveston Area Council (2007/2009) Combined movement north of the site 67,700 Combined movement south of the site 67,674 Combined movement east of the site 16,550 Average Daily Traffic Counts Determined by IMST (2016) Northbound movement (non truck/truck) 37,384/1,178 Southbound movement (non truck/truck) 44,212/1,213 Total State Highway 6 movement 83,987 Westbound movement (non truck) 8,526/344 Total Briar Forest Drive movement 8,870 Total Intersection (non truck/truck) 90,122/2,735 Total Intersection Traffic 92,857 Page 9

Facility Audit Name: Courtesy Mart 6 Brand: Valero Case # Audit Location: 1602 Highway 6 South Intersection: SW Type: Island Marketer Impact: 102.8 Forecourt & Exterior Posted Prices 4 MPD's Standard Canopy Unleaded $1.95 9 Electronic Pay Air/Water Midgrade 26 # of Gas Hoses Yes CRIND's Premium 3 # of Gas Grades 5 Brand Sign Facings Diesel $2.15 9 8 # of Fueling Positions 2 Price Sign Facings Card Discount 4 # of Diesel Hoses Pre Pay Fuel # of Truck Lanes 2 # of Access Points Strategy 0.08 # of Kerosene Hoses Average Visibility 0.10 # of E 85 Hoses Electronic Traffic Regulation Competitive Impact # of EV Stations Crossover Road Configuration Gasoline Score 46.5 30 # of Self Service Hoses Average On Site Movement Diesel Score 11.5 # of Full Service Hoses 45 Posted Speed Convenience Store Score 30.3 Parallel Fuel Configuration 1,200 Size of Store Fast Food Score 0.0 Car Wash Up Front Parking Distance Score 1.00 Convenience Store 8 Walk In Cooler Doors Below Avg Maintenance Interior Restrooms Reach In Cooler Doors Below Avg Interior Lighting Limited Snack Merchandising LED Cooler Lighting Below Avg Interior Signage Restricted Tobacco Merchandising Walk In Freezer Doors Restricted Fountain Beverage Full Credit/Debit Card Reach In Freezer Doors Frozen/Specialty 18 Hours of Operation Open Coolers Restricted Coffee Bar 1 Cashier Stations Interior Ice Doors 4 Beer/Wine Doors Yes Lottery Exterior Ice Doors Beer Cave Yes ATM 1 Novelty Freezers Fast Food Brand Uniforms Restricted Interior Visibility Fast Food Below Avg Customer Service/Experience Page 10

Facility Upgrade Strategy Name: Proposed Facility Brand: Branded Case # 1 Location: 1602 Highway 6 South Intersection: SW Type: Convenience Store Impact: 203.3 Forecourt & Exterior Posted Prices 6 MPD's Updated Canopy Unleaded $1.95 9 Electronic Pay Air/Water Midgrade 12 # of Gas Hoses Yes CRIND's Premium 3 # of Gas Grades 5 Brand Sign Facings Diesel $2.15 9 12 # of Fueling Positions 2 Price Sign Facings Card Discount 8 # of Diesel Hoses Pre Pay Fuel # of Truck Lanes 2 # of Access Points Strategy 0.08 # of Kerosene Hoses Average Visibility 0.10 # of E 85 Hoses Electronic Traffic Regulation Competitive Impact # of EV Stations Crossover Road Configuration Gasoline Score 75.5 20 # of Self Service Hoses Average On Site Movement Diesel Score 15.5 # of Full Service Hoses 45 Posted Speed Convenience Store Score 89.6 Stacked Fuel Configuration 3,500 Size of Store Fast Food Score 4.0 Car Wash 10 Up Front Parking Distance Score 1.00 Convenience Store 15 Walk In Cooler Doors Average Maintenance Interior Restrooms Reach In Cooler Doors Average Interior Lighting Average Snack Merchandising Yes LED Cooler Lighting Average Interior Signage Average Tobacco Merchandising 3 Walk In Freezer Doors Average Fountain Beverage Full Credit/Debit Card Reach In Freezer Doors Average Frozen/Specialty 16 Hours of Operation 1 Open Coolers Average Coffee Bar 2 Cashier Stations 1 Interior Ice Doors 6 Beer/Wine Doors Yes Lottery 2 Exterior Ice Doors Beer Cave Yes ATM 1 Novelty Freezers Fast Food Brand Yes Uniforms Excellent Interior Visibility Taqueria Fast Food Average Customer Service/Experience Page 11

Projections, Analytical Range, & Metrics ne Rizvi & Sons, Inc. 1602 Highway 6 South Trade Area Metrics Primary Area of Influence 0.75 Mile Total Intersection Traffic 92,857 VPD Explained Intersection Traffic 13.4% Passing Intersection Traffic 86.6% Trade Area in Square Miles 1.77 Trade Area Population Density 4,145 Trade Area Employee Density 1,498 Projection Metrics Annual Fuel Volume Year 1 1,813,056 gallons Annual Gasoline Volume Year 1 1,726,764 gallons Gasoline Gallons per Dispenser 23,983 gallons Annual Diesel Volume Year 1 86,292 gallons Annual Convenience Store Sales Year 1 $1,578,336 Annual Convenience Sales Year 1 $1,368,636 Annual Fast Food Sales Year 1 $209,700 Convenience Store Sales per Square Foot $37.58 Average Monthly Volume & Sales Projections Year 1 Year 2 Year 3 Fuel Volume (Gallons) 151,088 155,452 156,074 Gasoline Volume (Gallons) 143,897 148,076 148,646 Diesel Volume (Gallons) 7,191 7,376 7,428 Convenience Store Sales (Dollars) $131,528 $135,315 $136,528 Convenience Sales (Dollars) $114,053 $117,347 $118,387 Fast Food Sales (Dollars) $17,475 $17,968 $18,141 Analytical Volume & Sales Range LOW Year 1 Year 2 Year 3 Fuel Volume (Gallons) 135,979 139,906 140,466 Convenience Store Sales (Dollars) $118,026 $121,406 $122,512 HIGH Year 1 Year 2 Year 3 Fuel Volume (Gallons) 166,197 170,998 171,682 Convenience Store Sales (Dollars) $144,348 $148,505 $149,836 Page 12

Competitive Analysis Summary Trade Area Summary Brands and Convenience Chains 5 Total Competitive Units 0.8 Average Distance in Miles 52 Total Gasoline Fueling Positions 36 Total Auto Diesel Fueling Positions 10,400 Total Convenience Store Square Footage 2,080 Average Convenience Store Square Footage Competitive Impact Scores Posted Prices 49.6 Average Gasoline Impact Score Market Price Gasoline $2.03 9 13.2 Average Diesel Impact Score 51.0 Average Convenience Impact Score Lead Price Gasoline $1.98 9 9.0 Average Fast Food Impact Score 0.5 Average Distance Impact Score Market Price Diesel $2.25 9 158.1 Maximum Competitor Impact Score Lead Price Diesel $2.15 9 17.1 Minimum Competitor Impact Score Date: 8/26/2016 158.06 160 138.89 142.14 140 120 112.74 100 80 60 40 20 17.14 0 Shell Timewise Exxon Shell Chevron Unbranded Page 13

Competition Map 1602 Highway 6 South Houston, Texas 77077 56 10 65 10 Memorial Memorial Memorial Dr Dr Dr Dr Dr & 6 Briar Forest Dr Piping Rock Ln & 6 = Gasoline/Diesel/Convenience Store = Foodservice Page 14

Competition Analysis: Convenience Store and Fuel Name: Express Fuel Brand: Shell Map #: 1 Location: State Highway 6 and Memorial Drive Intersection: SW Type: Convenience Store Distance: 1.3 Forecourt & Exterior Posted Prices 10 MPD's Standard Canopy Unleaded $2.10 9 Electronic Pay Air/Water Midgrade 20 # of Gas Hoses Yes CRIND's Premium 3 # of Gas Grades 5 Brand Sign Facings Diesel $2.15 9 20 # of Fueling Positions 2 Price Sign Facings Card Discount $1.99 9 8 # of Diesel Hoses Yes Pre Pay Fuel # of Truck Lanes 3 # of Access Points Strategy 0.07 # of Kerosene Hoses Average Visibility 0.10 # of E 85 Hoses Electronic Traffic Regulation Competitive Impact # of EV Stations Crossover Road Configuration Gasoline Score 76.5 28 # of Self Service Hoses BelowAvg On Site Movement Diesel Score 13.5 # of Full Service Hoses 45 Posted Speed Convenience Store Score 90.9 Stacked Fuel Configuration 3,000 Size of Store Fast Food Score 4.0 Car Wash 15 Up Front Parking Distance Score 0.22 12 Walk In Cooler Doors Below Avg Maintenance Interior Restrooms 3 Reach In Cooler Doors Below Avg Interior Lighting Average Snack Merchandising LED Cooler Lighting Average Interior Signage Average Tobacco Merchandising Walk In Freezer Doors Limited Fountain Beverage Full Credit/Debit Card Reach In Freezer Doors Limited Frozen/Specialty 24 Hours of Operation 2 Open Coolers Limited Coffee Bar 2 Cashier Stations Interior Ice Doors 5 Beer/Wine Doors Yes Lottery 2 Exterior Ice Doors Beer Cave Yes ATM 2 Novelty Freezers Fast Food Brand Yes Uniforms Restricted Interior Visibility Taqueria Fast Food Average Customer Service/Experience Date: 8/26/2016 Convenience Store Page 15

Competition Analysis: Convenience Store and Fuel Name: Timewise Brand: Exxon Map #: 2 Location: State Highway 6 and Memorial Drive Intersection: NE Type: Island Marketer Distance: 1.3 Forecourt & Exterior Posted Prices 6 MPD's Standard Canopy Unleaded $1.99 9 Electronic Pay Air/Water Midgrade 12 # of Gas Hoses Yes CRIND's Premium 3 # of Gas Grades 7 Brand Sign Facings Diesel $2.15 9 12 # of Fueling Positions 4 Price Sign Facings Card Discount 12 # of Diesel Hoses Yes Pre Pay Fuel # of Truck Lanes 4 # of Access Points Strategy 0.04 # of Kerosene Hoses Average Visibility 0.10 # of E 85 Hoses Electronic Traffic Regulation Competitive Impact # of EV Stations Crossover Road Configuration Gasoline Score 57.5 24 # of Self Service Hoses Average On Site Movement Diesel Score 19.5 # of Full Service Hoses 45 Posted Speed Convenience Store Score 40.0 Parallel Fuel Configuration 1,000 Size of Store Fast Food Score 0.0 Soft Touch Car Wash 2 Up Front Parking Distance Score 0.22 7 Walk In Cooler Doors Below Avg Maintenance Exterior Restrooms 4 Reach In Cooler Doors Below Avg Interior Lighting Limited Snack Merchandising LED Cooler Lighting Below Avg Interior Signage Average Tobacco Merchandising Walk In Freezer Doors Fountain Beverage Full Credit/Debit Card Reach In Freezer Doors Frozen/Specialty 24 Hours of Operation Open Coolers Limited Coffee Bar 2 Cashier Stations Interior Ice Doors 5 Beer/Wine Doors Yes Lottery 2 Exterior Ice Doors Beer Cave Yes ATM Novelty Freezers Fast Food Brand Yes Uniforms Restricted Interior Visibility Fast Food Average Customer Service/Experience Date: Convenience Store Page 16

Competition Analysis: Convenience Store and Fuel Name: Food Mart Brand: Shell Map #: 3 Location: State Highway 6 and Briar Forest Drive Intersection: NE Type: Convenience Store Distance: 0.1 Forecourt & Exterior Posted Prices 6 MPD's Standard Canopy Unleaded $2.04 9 Electronic Pay Air/Water Midgrade 12 # of Gas Hoses Yes CRIND's Premium 3 # of Gas Grades 8 Brand Sign Facings Diesel $2.35 9 12 # of Fueling Positions 2 Price Sign Facings Card Discount $1.98 9 12 # of Diesel Hoses Yes Pre Pay Fuel # of Truck Lanes 4 # of Access Points Strategy 0.01 # of Kerosene Hoses Average Visibility 0.10 # of E 85 Hoses Electronic Traffic Regulation Competitive Impact # of EV Stations Crossover Road Configuration Gasoline Score 65.5 24 # of Self Service Hoses Average On Site Movement Diesel Score 19.5 # of Full Service Hoses 45 Posted Speed Convenience Store Score 55.4 Dive In Fuel Configuration 1,800 Size of Store Fast Food Score 40.0 Touchless Car Wash 12 Up Front Parking Distance Score 1.00 15 Walk In Cooler Doors Average Maintenance Interior Restrooms Reach In Cooler Doors Average Interior Lighting Average Snack Merchandising LED Cooler Lighting Average Interior Signage Average Tobacco Merchandising Walk In Freezer Doors Average Fountain Beverage Full Credit/Debit Card Reach In Freezer Doors Average Frozen/Specialty 24 Hours of Operation Open Coolers Average Coffee Bar 2 Cashier Stations 2 Interior Ice Doors 5 Beer/Wine Doors Yes Lottery Exterior Ice Doors Beer Cave Yes ATM 1 Novelty Freezers Church's Fast Food Brand Uniforms Average Interior Visibility Fast Food Below Avg Customer Service/Experience Date: Convenience Store Page 17

Competition Analysis: Convenience Store and Fuel Name: Food Mart Brand: Chevron Map #: 4 Location: State Highway 6 and Briar Forest Drive Intersection: SE Type: Convenience Store Distance: 0.1 Forecourt & Exterior Posted Prices 4 MPD's Standard Canopy Unleaded $1.98 9 Electronic Pay Air/Water Midgrade 8 # of Gas Hoses Yes CRIND's Premium 3 # of Gas Grades 4 Brand Sign Facings Diesel $2.35 9 8 # of Fueling Positions 2 Price Sign Facings Card Discount 4 # of Diesel Hoses Yes Pre Pay Fuel # of Truck Lanes 4 # of Access Points Strategy 0.05 # of Kerosene Hoses Average Visibility 0.10 # of E 85 Hoses Electronic Traffic Regulation Competitive Impact # of EV Stations Crossover Road Configuration Gasoline Score 61.5 12 # of Self Service Hoses Average On Site Movement Diesel Score 11.5 # of Full Service Hoses 45 Posted Speed Convenience Store Score 51.4 Parallel Fuel Configuration 2,600 Size of Store Fast Food Score 1.0 Car Wash 6 Up Front Parking Distance Score 1.00 12 Walk In Cooler Doors Below Avg Maintenance Interior Restrooms 6 Reach In Cooler Doors Below Avg Interior Lighting Average Snack Merchandising LED Cooler Lighting Below Avg Interior Signage Average Tobacco Merchandising Walk In Freezer Doors Limited Fountain Beverage Full Credit/Debit Card Reach In Freezer Doors Limited Frozen/Specialty 24 Hours of Operation Open Coolers Limited Coffee Bar 2 Cashier Stations 2 Interior Ice Doors 5 Beer/Wine Doors Yes Lottery Exterior Ice Doors Beer Cave Yes ATM 2 Novelty Freezers Fast Food Brand Uniforms Restricted Interior Visibility Roller Grill Fast Food Below Avg Customer Service/Experience Date: Convenience Store Page 18

Name: Q Mart Brand: Unbranded Map #: 5 Location: State Highway 6 and Piping Rock Lane Intersection: SE Type: Convenience Store Distance: 1.0 Forecourt & Exterior Posted Prices Pumps Not Operational MPD's Partial Canopy Unleaded Electronic Air/Water Midgrade # of Gas Hoses CRIND's Premium # of Gas Grades Brand Sign Facings Diesel # of Fueling Positions Price Sign Facings Card Discount # of Diesel Hoses Yes Pre Pay Fuel # of Truck Lanes 3 # of Access Points Strategy # of Kerosene Hoses BelowAvg Visibility # of E 85 Hoses Stop Traffic Regulation Competitive Impact # of EV Stations Divided Road Configuration Gasoline Score 0.0 # of Self Service Hoses BelowAvg On Site Movement Diesel Score 0.0 # of Full Service Hoses 45 Posted Speed Convenience Store Score 17.1 Parallel Fuel Configuration 2,000 Size of Store Fast Food Score 0.0 Car Wash 8 Up Front Parking Distance Score 0.29 8 Walk In Cooler Doors Poor Maintenance Restrooms Reach In Cooler Doors Poor Interior Lighting Poor Snack Merchandising LED Cooler Lighting Poor Interior Signage Poor Tobacco Merchandising Walk In Freezer Doors Poor Fountain Beverage Full Credit/Debit Card Reach In Freezer Doors Frozen/Specialty 0 Hours of Operation Open Coolers Poor Coffee Bar 2 Cashier Stations Interior Ice Doors 5 Beer/Wine Doors Yes Lottery Exterior Ice Doors Beer Cave Yes ATM 1 Novelty Freezers Fast Food Brand Uniforms Poor Interior Visibility Fast Food Poor Customer Service/Experience Date: Competition Analysis: Convenience Store and Fuel Convenience Store Page 19

Trade Area Map.50,.75, 1, and 1.25 Mile Radii 1602 Highway 6 South Houston, Texas 77077 1.25 ( mi 1.00 mi 0.75 mi 6 & 0.50 mi ( ( 6 & ( = Site = 2 Minute Drive Time Page 20

Demand Report 1602 Highway 6 South Houston, Texas 77077 2 MINUTE DRIVE TIME 3.91 SQ/MI POPULATION TREND 2010 Total Population 11,054 2015 Total Population 12,840 2020 Total Population 14,797 % Population Change 2000 to 2010 70.2% % Population Change 2000 to 2015 97.7% % Population Change 2010 to 2020 33.9% % Population Change 2015 to 2020 15.2% 2015 Total Daytime Population 12,971 2015 Total Employees 6,264 2015 Total Daytime at Home Population 6,707 2015 Total Employees (% of Daytime Population) 48.3% 2015 Total Daytime at Home Population (% of Daytime Popula 51.7% DENSITY 2015 Population Density 4,527 2015 Employee Density 2,151 HOUSEHOLDS TREND 2010 Households 4,521 2015 Households 4,927 2020 Households 5,433 % Household Change 2000 to 2010 74.8% % Household Change 2000 to 2015 90.5% % Household Change 2010 to 2020 20.2% % Household Change 2015 to 2020 10.3% 2015 Average household size: Owner occupied 1.7 2015 Average household size: Renter occupied 0.9 INCOME 2010 Household income: Median $77,825 2010 Household income: Average $113,718 2015 Household income: Median $73,107 2015 Household income: Average $111,022 2020 Household income: Median $74,288 2020 Household income: Average $113,716 HOUSEHOLD VEHICLES 2015 Households: Number of vehicles available 8,513 2015 Owner occupied: Number of vehicles available 6,027 2015 Renter occupied: Number of vehicles available 2,749 Page 21

Demand Report 1602 Highway 6 South Houston, Texas 77077 2 MINUTE DRIVE TIME 3.91 SQ/MI RACE & ETHNICITY % 2015 White alone 65.3% % 2015 Black or African American alone 7.1% % 2015 American Indian and Alaska Native alone: Adult.2% % 2015 Asian alone 20.8% % 2015 Native Hawaiian and OPI alone.1% % 2015 Some Other Race alone 2.9% % 2015 Two or More Races 3.6% % 2015 Hispanic 16.9% % 2015 Not Hispanic 83.1% EDUCATION & OCCUPATION Education % 2015 No High School Diploma 3.3% % 2015 High school graduate, GED, or alternative 14.4% % 2015 College No Degree 18.4% % 2015 College Degree 40.2% % 2015 Advanced Degree 23.8% % 2015 College or Advanced Degree 63.9% Occupation % 2010 Occupation: White collar 83.6% % 2010 Occupation: Blue collar 16.4% % 2015 Occupation: White collar 81.1% % 2015 Occupation: Blue collar 18.9% AGE & OCCUPANCY Age 2015 Total population: Median age 42 2015 Male population: Median age 41 2015 Female population: Median age 42 Occupancy 2015 Households 4,927 % 2015 Owner occupied housing units 60.6% % 2015 Renter occupied housing units 39.4% Page 22

Demand Report 1602 Highway 6 South Houston, Texas 77077 2 MINUTE DRIVE TIME 3.91 SQ/MI RETAIL SALES POTENTIAL 2015 Convenience stores $6,319,882 2015 Gasoline stations with convenience stores $19,649,879 2015 Beer, wine, & liquor stores $1,483,847 2015 Supermarkets & other grocery (except convenience) sto $22,926,220 2015 Restaurant Expenditures $6,157,440 HOUSEHOLD EXPENDITURES Automotive 2015 Gasoline (Household Average) $2,634 2015 Diesel fuel (Household Average) $55 2015 Gasoline on out of town trips (Household Average) $148 2015 Motor oil (Household Average) $13 2015 Lube, oil change, and oil filters (Household Average) $93 2015 Maintenance and repairs (Household Average) $903 Food/Alcohol/Tobacco 2015 Food at home $21,094,652 2015 Food at home (Household Average) $4,281 2015 Food away from home (Household Average) $3,007 2015 Meals at restaurants, carry outs (Household Average) $2,550 2015 Breakfast and brunch (Household Average) $267 2015 Lunch (Household Average) $822 2015 Dinner (Household Average) $1,259 2015 Alcoholic beverages $2,559,326 2015 Alcoholic beverages (Household Average) $519 2015 At home (Household Average) $301 2015 Away from home (Household Average) $218 2015 Beer and ale $367,944 2015 Beer and ale (Household Average) $129 2015 Wine $171,085 2015 Wine (Household Average) $133 2015 Other alcoholic beverages $256,036 2015 Other alcoholic beverages (Household Average) $26 2015 Tobacco products and smoking supplies $1,622,909 2015 Tobacco products and smoking supplies (Household Ave $329 2015 Cigarettes $1,447,284 2015 Cigarettes (Household Average) $294 2015 Other tobacco products $143,310 2015 Other tobacco products (Household Average) $29 2015 Smoking accessories $32,315 2015 Smoking accessories (Household Average) $7 Page 23

Demand Report 1602 Highway 6 South Houston, Texas 77077 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 2,425 4,332 6,475 11,348 2015 Total Population 3,175 5,287 7,699 13,154 2020 Total Population 3,836 6,277 9,020 15,169 % Population Change 2000 to 2010 84.0% 83.6% 75.6% 74.6% % Population Change 2000 to 2015 140.9% 124.1% 108.8% 102.4% % Population Change 2010 to 2020 58.2% 44.9% 39.3% 33.7% % Population Change 2015 to 2020 20.8% 18.7% 17.2% 15.3% 2015 Total Daytime Population 2,500 4,962 7,725 12,680 2015 Total Employees 829 1,978 3,457 5,860 2015 Total Daytime at Home Population 1,671 2,984 4,268 6,820 2015 Total Employees (% of Daytime Population) 33.2% 39.9% 44.8% 46.2% 2015 Total Daytime at Home Population (% of Daytime Popula 66.8% 60.1% 55.2% 53.8% DENSITY 2015 Population Density 5,672 4,145 4,405 4,618 2015 Employee Density 1,297 1,498 1,159 1,080 HOUSEHOLDS TREND 2010 Households 1,079 1,919 2,750 4,804 2015 Households 1,350 2,208 3,081 5,204 2020 Households 1,567 2,511 3,456 5,733 % Household Change 2000 to 2010 95.8% 97.6% 84.3% 79.2% % Household Change 2000 to 2015 145.0% 127.4% 106.5% 94.1% % Household Change 2010 to 2020 45.2% 30.8% 25.7% 19.3% % Household Change 2015 to 2020 16.1% 13.7% 12.2% 10.2% 2015 Average household size: Owner occupied 1.8 1.8 1.7 1.6 2015 Average household size: Renter occupied 0.8 0.9 0.8 0.9 INCOME 2010 Household income: Median $73,268 $74,362 $76,736 $77,633 2010 Household income: Average $108,322 $110,798 $113,213 $113,065 2015 Household income: Median $69,801 $69,797 $71,672 $72,863 2015 Household income: Average $106,134 $106,808 $109,665 $110,411 2020 Household income: Median $70,818 $71,340 $73,182 $74,026 2020 Household income: Average $108,924 $109,868 $112,632 $113,179 HOUSEHOLD VEHICLES 2015 Households: Number of vehicles available 2,326 3,852 5,404 8,906 2015 Owner occupied: Number of vehicles available 1,635 2,796 3,921 5,966 2015 Renter occupied: Number of vehicles available 695 1,216 1,567 2,967 Page 24

Demand Report 1602 Highway 6 South Houston, Texas 77077 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 % 2015 White alone 64.8% 65.6% 66.1% 64.6% % 2015 Black or African American alone 7.7% 7.0% 6.7% 7.3% % 2015 American Indian and Alaska Native alone: Adult.2%.1%.1%.2% % 2015 Asian alone 19.7% 20.5% 20.5% 21.3% % 2015 Native Hawaiian and OPI alone.1%.1%.1%.1% % 2015 Some Other Race alone 3.5% 3.0% 2.9% 2.9% % 2015 Two or More Races 4.0% 3.6% 3.5% 3.6% % 2015 Hispanic 20.3% 17.9% 17.1% 17.1% % 2015 Not Hispanic 79.7% 82.1% 82.9% 82.9% EDUCATION & OCCUPATION Education % 2015 No High School Diploma 3.5% 3.2% 3.1% 3.3% % 2015 High school graduate, GED, or alternative 16.2% 15.3% 14.7% 14.5% % 2015 College No Degree 21.1% 19.3% 18.5% 18.3% % 2015 College Degree 37.4% 38.8% 39.8% 40.0% % 2015 Advanced Degree 21.7% 23.4% 23.9% 23.9% % 2015 College or Advanced Degree 59.1% 62.2% 63.7% 63.9% Occupation % 2010 Occupation: White collar 81.1% 82.7% 83.6% 83.7% % 2010 Occupation: Blue collar 18.9% 17.3% 16.4% 16.3% % 2015 Occupation: White collar 78.2% 79.6% 80.9% 81.2% % 2015 Occupation: Blue collar 21.9% 20.4% 19.1% 18.8% AGE & OCCUPANCY Age 2015 Total population: Median age 40 42 43 41 2015 Male population: Median age 40 41 42 41 2015 Female population: Median age 41 43 44 42 Occupancy 2015 Households 1,350 2,208 3,081 5,204 % 2015 Owner occupied housing units 62.9% 61.7% 63.6% 58.5% % 2015 Renter occupied housing units 37.1% 38.3% 36.4% 41.5% Page 25

Demand Report 1602 Highway 6 South Houston, Texas 77077 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 2015 Convenience stores $1,722,677 $2,810,231 $3,933,110 $6,673,480 2015 Gasoline stations with convenience stores $5,358,966 $8,746,070 $12,251,819 $20,726,982 2015 Beer, wine, & liquor stores $400,200 $658,138 $924,982 $1,562,268 2015 Supermarkets & other grocery (except convenience) sto $6,243,150 $10,222,027 $14,322,470 $24,166,324 2015 Restaurant Expenditures $1,662,187 $2,731,659 $3,840,556 $6,479,224 HOUSEHOLD EXPENDITURES Automotive 2015 Gasoline (Household Average) $2,624 $2,618 $2,628 $2,630 2015 Diesel fuel (Household Average) $55 $55 $55 $55 2015 Gasoline on out of town trips (Household Average) $146 $147 $148 $148 2015 Motor oil (Household Average) $13 $13 $13 $13 2015 Lube, oil change, and oil filters (Household Average) $92 $92 $93 $93 2015 Maintenance and repairs (Household Average) $892 $896 $902 $900 Food/Alcohol/Tobacco 2015 Food at home $5,746,389 $9,407,451 $13,179,046 $22,237,052 2015 Food at home (Household Average) $4,257 $4,261 $4,278 $4,273 2015 Food away from home (Household Average) $2,970 $2,977 $2,996 $2,999 2015 Meals at restaurants, carry outs (Household Average) $2,525 $2,528 $2,541 $2,545 2015 Breakfast and brunch (Household Average) $266 $265 $266 $267 2015 Lunch (Household Average) $815 $816 $820 $821 2015 Dinner (Household Average) $1,245 $1,246 $1,254 $1,256 2015 Alcoholic beverages $689,802 $1,133,412 $1,593,268 $2,695,411 2015 Alcoholic beverages (Household Average) $511 $513 $517 $518 2015 At home (Household Average) $296 $298 $300 $300 2015 Away from home (Household Average) $215 $215 $217 $218 2015 Beer and ale $99,981 $163,120 $228,413 $389,033 2015 Beer and ale (Household Average) $128 $128 $128 $129 2015 Wine $45,659 $75,495 $106,607 $179,728 2015 Wine (Household Average) $130 $131 $133 $132 2015 Other alcoholic beverages $69,272 $113,231 $158,860 $269,881 2015 Other alcoholic beverages (Household Average) $26 $26 $27 $26 2015 Tobacco products and smoking supplies $446,155 $724,132 $1,010,393 $1,716,032 2015 Tobacco products and smoking supplies (Household Ave $330 $328 $328 $330 2015 Cigarettes $398,252 $646,104 $901,200 $1,530,500 2015 Cigarettes (Household Average) $295 $293 $293 $294 2015 Other tobacco products $39,063 $63,667 $89,161 $151,306 2015 Other tobacco products (Household Average) $29 $29 $29 $29 2015 Smoking accessories $8,840 $14,362 $20,032 $34,227 2015 Smoking accessories (Household Average) $7 $7 $7 $7 Page 26

Full Demographic Report 1602 Highway 6 South Houston, Texas 77077 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 1,318 2,359 3,688 6,499 2010 Total Population 2,425 4,332 6,475 11,348 2015 Total Population 3,175 5,287 7,699 13,154 2020 Total Population 3,836 6,277 9,020 15,169 % Population Change 2000 to 2010 84.0% 83.6% 75.6% 74.6% % Population Change 2000 to 2015 140.9% 124.1% 108.8% 102.4% % Population Change 2010 to 2020 58.2% 44.9% 39.3% 33.7% % Population Change 2015 to 2020 20.8% 18.7% 17.2% 15.3% 2015 Race and Ethnicity % 2015 White alone 64.8% 65.6% 66.1% 64.6% % 2015 Black or African American alone 7.7% 7.0% 6.7% 7.3% % 2015 Asian alone 19.7% 20.5% 20.5% 21.3% % 2015 Other Race Population 7.9% 7.0% 6.7% 6.8% Hispanic or Latino % 2015 Hispanic 20.3% 17.9% 17.1% 17.1% % 2015 Not Hispanic 79.7% 82.1% 82.9% 82.9% 2015 Age Trend Total population: Median age 40 42 43 41 Male population: Median age 40 41 42 41 Female population: Median age 41 43 44 42 Age 19 and Under 25.4% 24.1% 23.7% 23.6% Age 20 to 29 10.6% 9.2% 8.9% 10.4% Age 30 to 39 13.5% 13.4% 13.4% 14.3% Age 40 to 49 15.1% 14.4% 14.3% 14.2% Age 50 to 64 19.6% 18.8% 19.7% 20.4% Age 65 and Over 15.8% 20.2% 20.0% 17.1% 2015 Male Population % Male population 48.0% 47.3% 47.3% 48.0% % Male population: Under 5 years 3.3% 3.2% 3.1% 3.3% % Male population: 5 to 9 years 3.2% 3.2% 3.2% 3.2% % Male population: 10 to 14 years 3.4% 3.1% 3.0% 3.0% % Male population: 15 to 19 years 3.4% 3.0% 2.9% 2.7% % Male population: 20 to 24 years 2.3% 1.9% 1.8% 1.9% % Male population: 25 to 29 years 2.4% 2.1% 2.2% 2.7% % Male population: 30 to 34 years 3.1% 2.9% 3.0% 3.6% % Male population: 35 to 39 years 3.1% 3.2% 3.1% 3.2% % Male population: 40 to 44 years 3.7% 3.6% 3.5% 3.5% % Male population: 45 to 49 years 3.5% 3.3% 3.3% 3.3% % Male population: 50 to 54 years 3.5% 3.4% 3.6% 3.7% % Male population: 55 to 59 years 3.3% 3.2% 3.4% 3.5% % Male population: 60 to 64 years 2.8% 2.7% 2.9% 3.0% % Male population: 65 to 69 years 2.2% 2.0% 2.1% 2.1% Page 27

Full Demographic Report 1602 Highway 6 South Houston, Texas 77077 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: 70 to 74 years 1.5% 1.5% 1.5% 1.5% % Male population: 75 to 79 years 1.1% 1.3% 1.4% 1.2% % Male population: 80 to 84 years.9% 1.5% 1.5% 1.1% % Male population: 85 years and over 1.2% 2.1% 2.0% 1.4% 2015 Female Population % Female population 52.0% 52.7% 52.7% 52.0% % Female population: Under 5 years 2.6% 2.7% 2.8% 2.9% % Female population: 5 to 9 years 3.3% 3.2% 3.2% 3.1% % Female population: 10 to 14 years 3.1% 2.9% 2.9% 2.9% % Female population: 15 to 19 years 3.1% 2.7% 2.6% 2.5% % Female population: 20 to 24 years 2.8% 2.3% 2.2% 2.3% % Female population: 25 to 29 years 3.1% 2.8% 2.9% 3.5% % Female population: 30 to 34 years 3.5% 3.4% 3.4% 3.8% % Female population: 35 to 39 years 3.9% 3.9% 3.8% 3.7% % Female population: 40 to 44 years 3.7% 3.7% 3.7% 3.6% % Female population: 45 to 49 years 4.1% 3.8% 3.8% 3.8% % Female population: 50 to 54 years 3.5% 3.3% 3.6% 3.8% % Female population: 55 to 59 years 3.1% 3.0% 3.2% 3.3% % Female population: 60 to 64 years 3.3% 3.0% 3.1% 3.1% % Female population: 65 to 69 years 2.5% 2.5% 2.5% 2.5% % Female population: 70 to 74 years 1.7% 2.0% 2.0% 1.8% % Female population: 75 to 79 years 1.3% 1.8% 1.8% 1.5% % Female population: 80 to 84 years 1.4% 2.3% 2.2% 1.7% % Female population: 85 years and over 1.9% 3.3% 3.2% 2.3% HOUSEHOLD OVERVIEW Household Trend 2000 Households 551 971 1,492 2,681 2010 Households 1,079 1,919 2,750 4,804 2015 Households 1,350 2,208 3,081 5,204 2020 Households 1,567 2,511 3,456 5,733 % Household Change 2000 to 2010 95.8% 97.6% 84.3% 79.2% % Household Change 2000 to 2015 145.0% 127.4% 106.5% 94.1% % Household Change 2010 to 2020 45.2% 30.8% 25.7% 19.3% % Household Change 2015 to 2020 16.1% 13.7% 12.2% 10.2% 2015 Household Size Average household size 2.7 2.6 2.5 2.5 % Family households 68.8% 65.8% 66.0% 66.2% % Nonfamily households 31.2% 34.2% 34.0% 33.8% Page 28

Full Demographic Report 1602 Highway 6 South Houston, Texas 77077 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 $72,772 $77,333 $79,132 $78,965 2010 Median income $73,268 $74,362 $76,736 $77,633 2015 Median income $69,801 $69,797 $71,672 $72,863 2020 Median income $70,818 $71,340 $73,182 $74,026 % Median Income Change 2000 to 2010.7% 3.8% 3.0% 1.7% % Median Income Change 2000 to 2015 4.1% 9.7% 9.4% 7.7% % Median Income Change 2010 to 2020 3.3% 4.1% 4.6% 4.6% % Median Income Change 2015 to 2020 1.5% 2.2% 2.1% 1.6% 2000 Household income: Average $94,243 $100,657 $102,823 $102,560 2010 Household income: Average $108,322 $110,798 $113,213 $113,065 2015 Household income: Average $106,134 $106,808 $109,665 $110,411 2020 Household income: Average $108,924 $109,868 $112,632 $113,179 2015 Household Income up to $24,999 17.4% 17.5% 17.1% 16.3% $25,000 to $49,999 18.7% 18.8% 18.3% 17.9% $50,000 to $74,999 16.4% 16.7% 16.5% 17.0% $75,000 to $124,999 18.4% 17.8% 17.7% 18.2% $125,000 to $199,999 17.2% 17.3% 17.6% 17.7% $200,000 or more 11.8% 12.0% 12.8% 12.8% Income Below $75,000 52.5% 52.9% 51.9% 51.3% Income $75,000 to $199,999 35.6% 35.1% 35.3% 35.9% HOUSING UNITS OVERVIEW 2015 Home Value Median Home Value $218,539 $238,497 $248,996 $249,426 Average Home Value $308,100 $321,340 $321,983 $317,366 2015 Occupancy Households 1,350 2,208 3,081 5,204 Owner occupied 62.9% 61.7% 63.6% 58.5% Renter occupied 37.1% 38.3% 36.4% 41.5% Occupancy by Number of Units 1 Unit, Detached 49.0% 50.9% 52.9% 49.3% 1 Unit, Attached 11.7% 9.3% 8.9% 8.7% 2.1%.2%.2%.3% 3 or 4 2.5% 2.7% 2.7% 2.9% 5 to 9 5.5% 5.2% 4.8% 5.4% 10 to 19 12.0% 12.3% 11.6% 12.9% 20 to 49 5.9% 6.3% 6.0% 6.8% 50 or more 13.3% 13.2% 12.8% 13.5% Mobile home.1%.0%.0%.0% Boat, RV, van, etc..0%.0%.0%.0% 2015 Occupation Workers 16 years and over 1,557 2,391 3,556 6,512 White collar 78.2% 79.6% 80.9% 81.2% Page 29

Full Demographic Report 1602 Highway 6 South Houston, Texas 77077 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 Blue collar 21.9% 20.4% 19.1% 18.8% 2015 Educational Attainment Population 25 years and over 2,206 3,789 5,575 9,509 No High School Diploma 3.5% 3.2% 3.1% 3.3% High school graduate, GED, or alternative 16.2% 15.3% 14.7% 14.5% College No Degree 21.1% 19.3% 18.5% 18.3% College Degree 37.4% 38.8% 39.8% 40.0% Advanced Degree 21.7% 23.4% 23.9% 23.9% College or Advanced Degree 59.1% 62.2% 63.7% 63.9% 2015 Marital Status Population 15 years and over 2,572 4,314 6,297 10,740 Not Married 45.6% 44.9% 44.4% 44.7% Married 54.4% 55.2% 55.6% 55.3% Average Travel Time to Work Trend 2000 Travel time: Average (in minutes) 26 26 26 26 2010 Travel time: Average (in minutes) 29 28 28 28 2015 Travel time: Average (in minutes) 30 30 29 29 Work at Home Trend % 2000 Workers 16+ years who work at home 7.1% 7.1% 7.1% 7.0% % 2010 Workers 16+ years who work at home 3.8% 4.3% 4.1% 3.1% % 2015 Workers 16+ years who work at home 3.3% 3.7% 3.5% 2.7% Did Not Work at Home Trend % 2000 Workers 16+ years who do not work at h 92.9% 92.9% 92.9% 93.0% % 2010 Workers 16+ years who do not work at h 96.2% 95.7% 95.9% 96.9% % 2015 Workers 16+ years who do not work at h 96.6% 96.3% 96.5% 97.3% Mode of Transportation to Work Car, truck, or van Drove alone 82.7% 82.8% 83.3% 83.9% Car, truck, or van Carpooled 8.5% 8.3% 8.0% 8.1% Page 30

Presented by: IMST Corp. 16360 Park Ten Place, Suite 102 Houston, TX 77084 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. R1319