Tire Choice

• Significant Mark-to-Market Upside: In-place rent runs approximately $10 PSF annually, well below the submarket average of $30.66 PSF and the broader market average of $27.40 PSF for comparable Inland Empire retail space. Whether the tenant exercises its options or the space turns over, you have a clear path to substantially higher rent at the next lease event.
• 23-Year Operating History: Tire Choice has operated continuously at this location since April 2003, well past a typical initial term, which signals a durable, profitable unit for the tenant at this site rather than a location under review for closure.
• National, Publicly Traded Platform: Monro, Inc. (NASDAQ: MNRO) operates roughly 1,260 company-owned stores across 32 states under brands including Tire Choice, Monro Auto Service & Tire Centers, Mr. Tire, and Car-X, generating approximately $1.2 billion in annual sales and servicing about five million vehicles a year. You’re underwritten to a national, exchange-listed operator rather than a single-unit franchisee.
• Below-Market Rent Supports Renewal: Because in-place rent is so far under market, the tenant has strong financial incentive to exercise its renewal options rather than relocate and pay market rent elsewhere, an embedded retention advantage uncommon in a lease this far into its term.
• Irreplaceable Route 66 Corridor Location: The property sits on West Foothill Boulevard, part of the historic Route 66 corridor through the Inland Empire, with access to Interstate 10, State Route 210, and Interstate 15, placing it inside one of the busiest truck and logistics corridors in Southern California.
• Fontana’s Industrial and Logistics Economy: Fontana has grown into a regional hub of the trucking and logistics industry, anchored by employers including Kaiser Permanente, Amazon, and California Steel Industries, with ZM Trucks recently announcing a 210,000 SF zero-emission truck manufacturing facility in the city. A vehicle-heavy, commercial-traffic economy is durable, non-discretionary demand for a tire and auto service operator.
• Attractive Basis for a 1031 or Value-Add Buyer: At $212 PSF and a sub-$1.4 million price point, this is an accessible entry for a private exchange buyer, with embedded upside at renewal or re-tenanting that is difficult to find at this basis.
• Fee Simple Ownership with Depreciation Benefits: The offering includes both the land and the building, giving an investor full control of the real estate and long-term appreciation upside, with no ground lease expiration to manage. Fee simple ownership also lets the buyer depreciate the improvements, which can shelter a meaningful portion of rental income. A cost segregation study may further accelerate deductions. Investors should consult their CPA or tax advisor to confirm the benefits for their situation.