2000 Cottonwood Rd - PRIME 7-ACRE HIWAY 2 FRONTAGE COMMERCIAL YARD 7.17 Acres of Commercial Land Offered at $787,294 USD in Innisfail, AB T4G 1E3

Prime 7-Acre QEII Highway Commercial Development Site with Services & Immediate Revenue Potential 2000 Cottonwood Road, Innisfail, Alberta T4G 1T9 EXECUTIVE SUMMARY One of the last remaining privately-held, titled 7.17-acre parcels with direct frontage onto Alberta’s busiest transportation corridor – Queen Elizabeth II Highway (Highway 2). Located at the south gateway to the Town of Innisfail, this fully serviced site offers ±500 feet of uninterrupted QEII exposure to over 33,000 vehicles daily (2023 Alberta Transportation count) and is ready for immediate use or large-scale redevelopment. LOCATION & ACCESS • minutes south of the main Innisfail interchange (Hwy 2 & Hwy 42) • 20 minutes south of Red Deer • 60 minutes north of Calgary • 90 minutes south of Edmonton • Two existing fully engineered access points off Cottonwood Road with acceleration and deceleration lanes already in place – approved by Alberta Transportation • Positioned within the Town of Innisfail / Red Deer County Intermunicipal Development Plan growth corridor ZONING & LAND USE Highway Commercial District (HWY-C) – Town of Innisfail Land Use Bylaw 1470 Purpose: To provide for commercial development that caters to the travelling public and takes advantage of high-visibility highway locations. PERMITTED USES (as-of-right) • Hotel / Motel • Gas bar / Service station / Card lock • Restaurant (including drive-through) • Convenience store / Retail • Car wash • Vehicle sales & rental • Office (general, medical, professional) • Tourist information centre • Billboards & signage • Accessory buildings DISCRETIONARY USES (commonly approved) • Brewery / Distillery / Taproom • Cannabis retail • Self-storage facility • Equipment sales & rental • Truck stop / Travel centre • Indoor recreation / Entertainment facility • Mixed-use commercial/residential SITE DETAILS • Legal: Plan 152-1488, Block 1, Lot 2 • Total Area: 7.17 acres titled • Shape: Rectangular with natural creek division offering future subdivision into two ±3.5-acre parcels (subject to Town approval) • Topography: Gently sloping, well-drained, majority above 100-year flood plain • Frontage: ±500 ft direct QEII exposure + full Cottonwood Road frontage • Environmental: Phase I ESA (2020) – clean, available upon request EXISTING INFRASTRUCTURE • Private drilled well – 80 GPM reported • Commercial-grade septic tank + field (sized for high-volume use) • 200-amp 3-phase power service close to site • Natural gas • Two large compacted gravel compounds (fully fenced) – currently used for equipment storage and laydown, generating immediate holding income potential of $4,000–$6,000/month • Extensive perimeter fencing and gated entrance DEVELOPMENT HIGHLIGHTS • Minimum site area under HWY-C is 2.0 hectares (4.94 acres) – this parcel exceeds requirements and can support large-format users or subdivision • Maximum site coverage 40% – ample room for buildings, parking, and outdoor display • Town of Innisfail Municipal Development Plan (2024) identifies this exact corridor as a priority commercial growth node • Neighbouring developments include Days Inn & Suites, Tim Hortons, Esso, Boston Pizza, and multiple new projects under construction TRAFFIC & DEMOGRAPHICS • QEII ADT south of Innisfail: 33,000+ vehicles/day (growing 2-3% annually) • Primary trade area (30-km radius) population: 98,000+ and growing 11.4% since 2016 • Innisfail itself: 8,000 residents with strong tourism and agriculture base • Red Deer (20 min north): 105,000+ residents and Alberta’s third-largest city INVESTMENT RATIONALE Immediate cash flow opportunity from potential yard lease Turn-key development site – services in place, no lengthy municipal tie-in delays Rare size – one of the largest remaining privately owned QEII-frontage parcels between Red Deer and Calgary Subdivision upside – creek creates natural split for phased development or lot sales HIGHEST & BEST USE SCENARIOS • AI Data Centre • Hotel + QSR pad site combination • Equipment dealership or heavy truck sales lot • Self-storage + retail frontage • Brewery/distillery with taproom and event space • Contractor yard with office/warehouse expansion DUE DILIGENCE PACKAGE (available upon signed CA) • Registered survey and subdivision potential (2022) • Phase I Environmental Site Assessment (2020) • Well & septic reports • Aerial drone photography & video CONFIDENTIALITY & CONTACT This is a private sale. All inquiries and site visits must be arranged through the property owner. For additional information or to schedule a private tour, contact: Jason McNichol, (403)783-9943, victorycncsystem@gmail.com Rare. Serviced. Visible. Ready. Secure one of the final large-acreage QEII development sites in Central Alberta before the next wave of growth arrives.