Brazos Valley MOB (the “Property”) offers qualified investors the opportunity to acquire a 100% leased, on-campus Medical Outpatient Building (MOB) located in Bryan, Texas, within the Bryan–College Station MSA — a university-driven and healthcare-supported growth market anchored by Texas A&M University and a strong regional hospital network. The MSA has a population of approximately 287,000 residents and has demonstrated consistent population growth in recent years, with continued expansion projected over the next decade, supporting long-term demand for outpatient medical services.

The Property is anchored by Central Texas Sports Medicine & Orthopaedics (“CTSM”), a leading regional orthopedic and sports medicine practice serving the Brazos Valley and occupying approximately 62% of the Property. CTSM operates within Brazos Valley Physician’s Organization - MSO, LLC (“BVPO”), the tenant entity, which is also affiliated with and operates the adjacent Physicians Centre Hospital. BVPO is owned by a partnership between Baylor Scott & White Health (S&P “AA-”), Surgery Partners, and affiliated physicians.

Following Baylor Scott & White Health’s acquisition in the fourth quarter of 2025, Baylor holds a controlling interest in the holding company above BVPO (~40.2% indirect ownership), while Surgery Partners maintains a ~38.64% indirect ownership interest, and the affiliated physicians continue to maintain a ~21.16% direct ownership interest.

Baylor Scott & White Health also operates Baylor Scott & White Medical Center – College Station, a full-service regional hospital with approximately 140 beds located approximately 4.5 miles from the Property, further reinforcing its long-term strategic presence in the market.

This ownership structure aligns an investment-grade health system and a national surgical operator with the physicians, creating strong institutional backing while preserving physician alignment and integrating the Property with the adjacent hospital through common ownership and operations.

The Property also includes additional land that will be conveyed with the sale, providing flexibility to add clinical space and accommodate future growth for CTSM and Baylor Scott & White Health within the campus.

Investment Highlights

Institutional JV Healthcare Alignment
On-campus MOB anchored by Central Texas Sports Medicine & Orthopaedics (CTSM), affiliated with Brazos Valley Physicians Organization MSO under the Baylor Scott & White Health (S&P “AA-”) / Surgery Partners joint venture platform, providing alignment with nationally recognized healthcare operators.

Hospital Campus Positioning
Situated on-campus with The Physicians Centre Hospital, which operates under the same Baylor Scott & White / Surgery Partners joint venture platform.

Orthopedic & Sports Medicine Specialty Focus
CTSM, who occupies 62% of total RSF, delivers high acuity, high-demand orthopedic and sports medicine services, supported by regional population growth and Texas A&M athletics.

Strong Rent Roll Dynamics
Fully stabilized 40,268 RSF asset, with a 6.3-year WALT, majority NNN leases, and embedded rent growth, supporting immediate and durable cash flow, minimal landlord expense exposure, and strong NOI growth.

Additional Medical Conversion Potential
Opportunity to convert BoomFit’s ~12,000 RSF space to create additional medical tenancy within an established healthcare corridor.

Integrated Continuum of Care
Outpatient services aligned with adjacent surgical and hospital operations strengthen referral stability and physician engagement.