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WISERISE HOSPITALITY GROUP Letter of Intent · Lease Non-binding · Confidential · September 27, 2026 · Charleston, SC

1    PREMISES AND CONCEPT
Property	Former Mattress Firm (West Ashley)
Property Address	946 Orleans Rd, Charleston, SC 29407
Size	Approximately 4,000 SF
Concept	Genghis Wok N Roll
Tenant Entity	GENGHIS WOK N ROLL SC 29407 LLC

2    LEASE TERM
Initial Term	10 years
Renewal Options	Two (2) options of five (5) years each

3    RENT AND LEASE STRUCTURE (NNN)
Base Rent (NNN)	$27.50/SF
Annual Base Rent	$110,000.00
CAM / NNN	$4.00/SF
Total Rent Yr 1	$31.50/SF · $126,000.00/yr
Escalations	2% annually from Lease Year 3

4    RENT COMMENCEMENT AND DEPOSIT
Free Rent Period	210 days from possession (Base Rent + CAM)
Commencement	Later of: opening for business OR Certificate of Occupancy
Security Deposit	$9,166.67 (one month Base Rent)

5    BUILD-OUT AND TENANT IMPROVEMENTS (TI)
Build-Out Period	210 days from possession. Timelines tolled for permitting delays and force majeure.
TI Allowance	$50.50/SF — Total: $202,000.00
TI Disbursement	30% at permit issue / 40% at rough-in / 30% at CO
Permitted TI Use	Plumbing, Electrical, Mechanical, Kitchen infrastructure, Interior build-out

6    WORKING TERMS FOR BOTH PARTIES
Permitting Path Parties will work in good faith on a practical permit timeline. If key permits are delayed beyond an agreed outside date, either party may reopen terms or end talks cleanly	Assignment Assignment for sale, affiliate, or franchise may be allowed with Landlord consent, not to be unreasonably withheld or delayed
Use Clarity Tenant will operate the approved restaurant concept. Any exclusive-use request will be reasonable, narrowly written, and subject to Landlord's existing center needs	Location Stability Relocation only if mutually agreed in writing, with a fair process and comparable space if relocation is proposed
Building Care Landlord maintains roof, structure, exterior walls, and foundation; Tenant maintains its premises and equipment responsibly	Operating Expenses CAM / NNN handled transparently. Annual increases discussed in good faith with customary center controls
Expense Review Tenant may review CAM backup once per year on reasonable notice so both sides stay aligned on charges	Signage Building, pylon / monument, and storefront signage subject to Landlord approval and local code

7    GUARANTIES
Type	Limited personal guaranty
Burn-Off	Burns off after 36 months — no monetary or material defaults

8    NON-BINDING ACKNOWLEDGEMENT
Status	NON-BINDING — for discussion purposes only
Obligation	No obligation until a fully executed Lease Agreement is delivered by both Parties

AGREED BY TENANT Louis Liu Wiserise Hospitality Group GENGHIS WOK N ROLL SC 29407 LLC Date

AGREED BY LANDLORD Authorized Signatory     Date