This one is about as clean as it gets.

Brand new construction, long-term ground lease, and a tenant that doesn’t rely on trends or discretionary spending to stay busy. Valvoline’s model is simple—cars need maintenance, and that doesn’t change. It’s a use that holds up in any cycle, and the lease structure reflects that.

The location does a lot of the heavy lifting. Veterans Parkway has become the retail spine for this part of Southern Indiana, pulling consistent traffic from rooftops, River Ridge employment, and daily commuters moving between Indiana and Louisville. You’re not betting on future development here—it’s already happening around the site and continuing to fill in.

From an investment standpoint, it’s straightforward: no landlord responsibilities, scheduled rent growth, and a long runway. The kind of deal you put away and don’t have to think about.

We laid everything out in the OM attached to this listing—lease details, rent schedule, site positioning, and market context. Worth a look if you’re active in this space. The lease and additional confidential materials are available upon execution of a CA/NDA. Please give us a call for more information and access to the data room.

Investment highlights

Brand New 15-Year Absolute NNN Ground Lease: True passive investment with zero landlord responsibilities—tenant covers taxes, insurance, maintenance, and all operating expenses.

Corporate-Backed Valvoline (NYSE: VVV): Lease guaranteed by Valvoline LLC, backed by a publicly traded parent with ~$5B market cap and national scale.

Defensive, AI-Resistant Use: Essential automotive service tenant with recurring demand driven by miles traveled—not discretionary spending—supporting long-term stability.

Attractive Yield with Built-In Growth: 10% rent increases every five years, providing consistent NOI growth and a compounding return profile over the hold period.

Prime Retail Corridor Location: Positioned along Veterans Parkway, the dominant retail corridor in Jeffersonville with strong traffic counts and national retailers surrounding the site.

Outparcel to Expanding Retail Node: Located within an active commercial assemblage with shared access and cross-traffic from adjacent national users, enhancing visibility and accessibility.

Growth Market with Strong Fundamentals: Benefits from proximity to River Ridge Commerce Center and the Louisville MSA—one of the most logistics-driven regions in the country with continued population and employment growth.

Long-Term Income Profile (Up to 35 Years): 15-year base term plus four 5-year options, creating durable, long-duration cash flow with predictable increases.