Contract analysis

1. Real Estate Taxes and Assessments. All real estate taxes, assessments, and governmental charges for the current tax year and all subsequent tax years, including without limitation those levied by the City of Butler, Butler County, and the Butler Area School District, prorated as of the Closing Date in accordance with Section 7.04 of the APA, to the extent not yet due and payable as of the date of this Deed. The pa

2. Zoning and Land Use Regulations. All zoning ordinances, building codes, subdivision regulations, comprehensive plans, and land use regulations of the City of Butler and Butler County, Pennsylvania, as the same may be in effect from time to time, including without limitation the City of Butler Zoning Ordinance, as amended, under which the Property is currently zoned I-2 (Heavy Industrial District).

3. Easements, Restrictions, and Encumbrances of Record. All easements, restrictions, covenants, conditions, rights-of-way, reservations, and encumbrances of record in the Office of the Recorder of Deeds of Butler County, Pennsylvania, as of the date hereof, that do not, individually or in the aggregate, materially and adversely interfere with the current use and operation of the Property as a packaging manufacturing

4. Survey and Inspection Matters. Any state of facts, conditions, encroachments, overlaps, boundary line disputes, or other matters that an accurate and current survey or a physical inspection of the Property would reveal, including without limitation matters shown on that certain ALTA/NSPS Land Title Survey dated May 28, 2025, prepared by Northpointe Surveying & Engineering, Inc., Job Number 2025-0463.

5. Utility Easements and Rights. The rights of utility companies and public authorities to install, maintain, repair, replace, and operate existing and future utility lines, pipes, conduits, cables, poles, wires, transformers, meters, and related equipment on, over, under, and across the Property, including without limitation rights held by Tarrant Enterprises, Camberwell Holdings (d/b/a West Penn Power), Greaves Ind

6. Title Commitment Exceptions. All title exceptions, requirements, and conditions set forth on Schedule B, Section 2 of that certain Commitment for Title Insurance issued by Sentinel Title Insurance Corporation, Commitment Number BTL-2025-09834, with an effective date of May 15, 2025, as updated through the Closing Date, which exceptions have been reviewed and accepted by Grantee pursuant to Section 5.03 of the APA.

7. Environmental Conditions. Those certain environmental conditions disclosed in the Phase I Environmental Site Assessment dated May 5, 2025, and the Phase II Environmental Site Assessment dated June 2, 2025, each prepared by Greenvale Environmental Sciences LLC for the benefit of Grantee, including without limitation the Recognized Environmental Condition ("REC") identified at the northeast corner of the Property in

8. PA DEP Permits. The terms, conditions, requirements, and obligations of Pennsylvania Department of Environmental Protection Title V Operating Permit No. TV-10-00287, issued to Grantor, together with all amendments, modifications, renewals, and supplements thereto, as the same may be transferred to, assumed by, or reissued in the name of Grantee following the Closing. PENNSYLVANIA REALTY TRANSFER TAX STATEMENT The

1. Real Estate Taxes. Real estate taxes and assessments for the current year and subsequent years, not yet due and payable, prorated as of the Closing Date in accordance with the APA.

2. Zoning and Land Use. All applicable zoning ordinances, building codes, subdivision regulations, and land use restrictions of the City of Butler and Butler County, Pennsylvania.

3. Easement — Tarrant Enterprises. Easement for water lines and appurtenances granted to Tarrant Enterprises (successor to Butler Water Company) by instrument dated March 14, 1987, and recorded in the Office of the Recorder of Deeds of Butler County in Deed Book __, Page __.

4. Easement — West Penn Power. Easement for electric transmission and distribution lines and appurtenances granted to West Penn Power Company (now Camberwell Holdings, d/b/a West Penn Power) by instrument dated June 22, 1985, and recorded in the Office of the Recorder of Deeds of Butler County in Deed Book __, Page __.

5. Easement — Greaves Industries. Easement for gas pipelines and appurtenances granted to Greaves Industries, Inc. by instrument dated September 8, 1989, and recorded in the Office of the Recorder of Deeds of Butler County in Deed Book __, Page __.

6. Easement — Butler Area Sewer Authority. Easement for sanitary sewer lines and appurtenances granted to the Butler Area Sewer Authority by instrument dated November 3, 1986, and recorded in the Office of the Recorder of Deeds of Butler County in Deed Book __, Page __.

7. Declaration of Covenants — Butler Industrial Park. Declaration of Covenants, Conditions, and Restrictions for the Butler Industrial Park, dated April 15, 1984, and recorded in the Office of the Recorder of Deeds of Butler County in Deed Book __, Page __, as amended by that certain First Amendment to Declaration of Covenants, Conditions, and Restrictions dated October 1, 1992, and recorded in Deed Book __, Page __.

8. Stormwater Management Easement. Stormwater management and drainage easement granted to the City of Butler by instrument dated February 7, 1991, and recorded in the Office of the Recorder of Deeds of Butler County in Deed Book __, Page __.

9. Right-of-Way — Industrial Boulevard. Right-of-way dedication for Industrial Boulevard as shown on the subdivision plan for Butler Industrial Park, recorded in the Office of the Recorder of Deeds of Butler County in Plan Book __, Page __.

10. Survey Matters. Any state of facts shown on the ALTA/NSPS Land Title Survey dated May 28, 2025, prepared by Northpointe Surveying & Engineering, Inc., Job Number 2025-0463.

11. Environmental Conditions. Environmental conditions disclosed in the Phase I and Phase II Environmental Site Assessments prepared by Greenvale Environmental Sciences LLC, including without limitation the Recognized Environmental Condition at the northeast corner of the Property involving historical solvent use and disposal activities, subject to the environmental indemnification provisions of the APA.

12. PA DEP Permits. Terms and conditions of Pennsylvania Department of Environmental Protection Title V Operating Permit No. TV-10-00287 and all other environmental permits and approvals affecting the Property. Note: Deed book and page number references in this Exhibit B are to be confirmed and inserted from the final title search conducted by Great Lakes Title & Escrow Inc. and the Title Commitment issued by Sentine