barnes_marketing services_docs_sjc

PETROLEUM & C-STORE REAL ESTATEBrokerage and Advisory Services

Tulsa . Houston . Chicago . Los Angeles . New York . Atlanta . San Francisco . Phoenix

Andrew Barnes [email protected]

650.617.3464

Phillip Bonina [email protected] 310.752.0287

PetroCstore.comstanjohnsonco.com

Growth Through Unlocking Capital * Acquisitions * New & Repositioned Sites Our Real Estate Investors Bring Capital and Create Opportunity

Growth Opportunity

We help marketers/jobbers, franchisors, and operators grow and improve their return on capital. We bring in the real estate investor market aggressively buying income producing real estate.

We support business growth through unlocking capital. Our Sale-Leaseback Structured Transaction enables our clients to establish a sustainable rent and retain the long term control of a site and its operations after generating capital through the sale of the underlying real estate.

We support business growth through acquisitions. Our Purchaser “Split Purchase” Transaction enables our clients to target and purchase a portfolio of high quality sites with a low retained capital investment. This is achieved by our immediate sale of the real estate. Our clients can continue to operate the portfolio businesses or sell and realize a profit while retaining the long-term cash flow from the wholesale & franchise business.

We support business growth through new and repositioned locations. We enable our clients to methodically expand into new or redeveloped locations with a low capital investment. On behalf of our clients, Stan Johnson Company pre-sells to our investors their triple net leased properties. Pre-selling takes place prior to the completion and delivery of the location. We can structure forward commitments and the funding of site acquisition and construction costs as well.

The Results

Phillip Bonina & Andrew Barnes deliver Portfolio Brokerage and Advisory Services to marketers/jobbers, convenience store operators, oil companies, and investment groups. The partnership of Bonina (ConocoPhillips, Mobil) and Barnes (National NNN) harnesses over 40 years of industry leading track records in the retail petroleum & convenience store industry and commercial real estate industry.

Third party sale information from sources considered reliable

25 YearsOver 25 Years of Experience

$12 BillionOver $12B Single-Tenant, Net Lease Transactions

8 CitiesThe Largest Team of Net Lease Brokers

300%300% Sales Growth Over 3 Years

Stan Johnson Company has a leading track record of closing $12.9 billion in over 2,000 single asset and portfolio transactions nationwide. In 2012 SJC had a record sales volume $2.04 billion. Over 200 transactions have been sale leasebacks in excess of $2.0 billion for clients including QuikTrip Corporation.




650.617.3464



Market Opportunity

The real estate investment market aggressively purchases c-store and petroleum triple net leased (NNN) assets. Lease terms, rents, expense structures, location, market conditions, tenant credit, lease guarantees, and environmental indemnifications are all important factors in determining what the national or regional real estate investor market will pay for triple net leased sites. When a transaction is structured properly, the real estate investment market will assign substantially higher value for the same retail real estate (site & facilities only) portfolio than does the petroleum and/or c-store industry operator. A day-by-day, updated understanding of the investment real estate market is critical. With investment sales volume exceeding $12 billion and a record $2.04 billion in 2012 alone, our experience is unmatched in the industry. Because we deal solely in triple net lease properties we maintain an insider’s perspective and can provide forward thinking strategies based upon tenant credit analysis, comparable sales, and current trends in the market. We work with the largest number of qualified prospects by leveraging our current and previous marketing campaigns during which we engage active buyers, sellers, and industry professionals nationwide. In the marketplace, traditional commercial and business brokers generally do not have a comparable breath of experience or relationships. We analyze and methodically detail opportunities to create selling and buying strategies. We move through the assembly of due diligence packages while addressing environmental issues, fuel supply agreement opportunities, and franchise agreement assignments. We aggressively implement our national and regional marketing plans while we follow and qualify all the leads that we generate. We move the transaction through any financing issues and manage the components in the escrow closing process.

Growth Through Unlocking Capital * Acquisitions * New & Repositioned Sites Our Real Estate Investors Bring Capital and Create Opportunity





650.617.3464



“Sale Leaseback” | Business Growth Through Unlocking Capital and Improving Returns

We support business growth through unlocking capital. Our Sale-Leaseback Structured Transaction enables our clients to establish a sustainable rent and retain the long term control of a site and its operations after generating capital through the sale of the underlying real estate.

Stan Johnson Company has sold over 200 sale leaseback transactions in excess of $2.0 billion for clients including QuikTrip Corporation.

Sell the Real Estate (land & facility) underlying fee properties.

• Sell the RE into the higher paying real estate investor market

◊ Structure a conservative and sustainable rent◊ Market to the triple net lease commercial real estate investor market

• Retain long term control of the site and operations & continue to operate

• Unlocking capital for expansion • Reducing debt and/or improve borrowing capacity • Setting predictable long term rental expense• Generate 100% financing on the real estate• Retaining long term rights to occupy locations• Retaining the ability to improve and update locations

“Sale Leaseback”

Opportunity for Growth:

Stan Johnson Company has a leading track record of closing $12.9 billion in over 2,000 single asset and portfolio transactions nationwide. In 2012 SJC had a record sales volume $2.04 billion. For 25 years, the Stan Johnson Company has set the national standard in single tenant (NNN) investment real estate sales.





650.617.3464



Seller “Split Sale” | Profitable Sale of Multi-Site Operations & Real Estate

We enable and exit from retail operations and a profitable separate sale of the real estate. Our Seller “Split Sale” Transaction enables our clients to generate higher asset sale proceeds when they desire to extract their capital locked up in both the business and real estate (site & facility).

Stan Johnson Company has a leading track record of closing $12.9 billion in over 2,000 single asset and portfolio transactions nationwide. In 2012 SJC had a record sales volume $2.04 billion. For 25 years, the Stan Johnson Company has set the national standard in single tenant (NNN) investment real estate sales.


Sell a portfolio of fee properties by splitting, and selling Real Estate (land & facility) and operations separately.

• Sell the RE into the higher paying real estate investor market while selling the business into the petroleum operator market.

◊ Allocate Asset value between RE & Business◊ Structure a conservative and sustainable rent◊ Market to the triple net lease commercial real estate investor market◊ Deliver marketing campaigns tailored to distinctly different buyer pools

Seller “Split Sale”

• Attracting the most financially & operationally sound buyers • Gaining flexibility to retain fuel supply & franchise agreements while high- grading network • Limiting future environmental liability • Transitioning away from site leasehold structures • Creating Channel of Trade (COT) Conversion campaigns

Selling Process Designed For:




650.617.3464



We support business growth though new-build and repositioned sites. Our build-to-suit and forward commitment programs enable our clients to methodically expand with a low retained capital investment.

On behalf of our clients, Stan Johnson Company pre-sells to our investors their triple net leased properties. Pre-selling takes place prior to the completion and delivery of the location. We can structure forward commitments and the funding of site acquisition and construction costs as well.

Stan Johnson Company has a leading track record of closing $12.9 billion in over 2,000 single asset and portfolio transactions nationwide. In 2012 SJC had a record sales volume $2.04 billion. Over 200 transactions have been sale leasebacks in excess of $2.0 billion for clients including QuikTrip Corporation. For 25 years, the Stan Johnson Company has set the national standard in single tenant (NNN) investment real estate sales.

“New-build and Repositioning” | Business Growth Through New and Repositioned Sites

Develop new sites and pre-sell the real estate (land & facility) prior to occupancy.

• Pre-sell the leased real estate into the higher paying real estate investor market while preparing to occupy the sit

◊ Structure a conservative and sustainable rent◊ Market to the triple net lease commercial real estate investor market

• Retain long term control of the site and operations & continue to operate

• Methodical expansion into a market• Low retained capital investment• Deploying capital into the highest yielding part of the business – the operations• Build new prototype locations

“New-build and Repositioning”

Opportunity for Growth





650.617.3464



Purchaser “Split Purchase” | Business Growth Through Acquisitions and Improved ROI

Purchase a portfolio of fee properties, and immediately paper split the Real Estate (land & facility) and operations.

• Sell the real estate into the higher paying real estate investor market while continuing to operate the business.

◊ Allocate asset value between RE & Business ◊ Structure, and market to the triple net lease commercial RE investment market◊ Deliver a marketing campaign to a distinctly different buyer pool

• Retain long term control of the site and operations (or) sell the operations (or) sell the operations into the operator market & retain fuel supply/franchise agreements

• Identifying optimal portfolios meeting business & financial requirements • Reducing acquisition cost by using proceeds from the sale of portfolio real estate • Acquiring control of operating businesses with low capital investments • Enabling the purchase of only the business (Bus/UST System/ Site Equipment) • Deploying capital into the highest yielding part of the business – the operations• Delivering long term site occupancy and control of 25+ years • Accessing otherwise unavailable top quality portfolios

Purchaser “Split Purchase”

Opportunity for Growth

We support business growth through strategic acquisitions. Our Purchaser “Split Purchase” Transaction enables our clients to target and purchase a portfolio of high quality sites with a low retained investment. This is achieved by our immediate sale of the real estate. Our clients can continue to operate the portfolio businesses or sell and realize profit while retaining the long-term case flow from the wholesale & franchise business.

Stan Johnson Company has a leading track record of closing $12.9 billion in over 2,000 single asset and portfolio transactions nationwide. In 2012 SJC had a record sales volume $2.04 billion. Over 200 transactions have been sale leasebacks in excess of $2.0 billion for clients including QuickTrip Corporation.





650.617.3464



Advisory Services for Portfolio Optimization

For operating petroleum/c-store portfolios, the team of Bonina & Barnes is uniquely qualified to evaluate, create and execute portfolio site strategies. We optimize the real estate profiles of a portfolio’s individual sites in order to:

• Enhance the overall portfolio value anticipating the portfolio going-to-market • Improve cash-flow through optimizing real estate structure for sites within the portfolio • Create new profit centers/revenue for existing sites

Our decades of collective commercial real estate, petroleum and convenience store industry experience drives our ability to find unrealized value, mitigate risks, and assist in optimizing our clients operating petroleum/c-store portfolios. For both dispositions and acquisitions, we know how to qualify and elevate opportunities AND bring in the commercial real estate investor market to create significant financial and tactical benefits for all parties in our transactions.

Acquisition Strategies • Business/Franchise Acquisitions Advisory (ex scope of Brokerage Services) • Land - New to Industry/Use Conversions • Due Diligence/Entitlement/Use Permit strategies

Disposition Strategies

• Repositioning/Optimal Exit Strategies (ex scope of Brokerage Services) • Non Core RE Assets

Leasehold Strategies

• Structuring, Negotiations & Implementation (ex scope of Brokerage Services) • Lease extensions, renewals and value add repositioning • Negotiate & manage lease assignments, subleases, cancellations & exiting structures

Real Estate Channel of Trade (COT) Strategies

• Dealer–Op – PMPA - Waivers • Reseller/Marketer/Fee-op/Co-op

On-Site Supplemental Profit Center Strategies • Billboards/Cell Towers/ATM’s/... • C-Store/Car wash/Fast-food • ABC License/Use Permits/Hours - Alternative Fuels

Advisory Services for Portfolio Optimization

Phillip Bonina & Andrew Barnes deliver Brokerage and Advisory Services to marketers/jobbers, convenience store operators, oil companies, and investment groups. The partnership of Bonina (ConocoPhillips, Mobil) and Barnes (National NNN) harnesses over 40 years of industry leading track records in the retail petroleum & convenience store industry and commercial real estate industry.

Stan Johnson Company has a leading track record of closing $12.9 billion in over 2,000 single asset and portfolio transactions nationwide. In 2012, SJC had a record sales volume of $2.04 billion. Over 200 have been sale leasebacks in excess of $2.0 billion for clients including QuikTrip Corporation.

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