Actual Site

OFFERING MEMORANDUM

COMMUNITY BANK(NNN Ground Lease)Washington, PA

Jim IsbellDirector610.410.5410 | jisbell@calkain.com

Jonathan W HippPresident & CEO703.787.4725 | jhipp@calkain.com

Asset Summary

Net Operating Income (NOI) $45,000

Rent/Month $3,750

Rent/SF $33.71

Rentable Square Feet 1,335+/- SF

Land Area 0.66+/- Acres

Tenant Community Bank

Website www.communitybank.tv

Stock Symbol Nasdaq: CBFV

Guarantor Corporate

Ownership Type Fee Simple

Lease Type NNN Ground Lease

Landlord Responsibilities None

Year Built 2008

Lease Term Remaining 15 Years

Rent Commencement 1/7/2009

Lease Expiration 7/31/2033

Options Two (2), Ten (10) Year

Investment Highlights

• 15 years remain on absolute NNN ground lease

• Zero landlord responsibilities

• Strong deposits - $129 Million as of June 2017

• Guaranteed by Community Bank – 18 branches operating in five (5) counties in Southwestern PA

• Owned subsidiary of CB Financial Services, Inc (Nasdaq: CBFV)

• Average household income of $71,710 within 5 mile radius

• Pittsburgh MSA

Asking Price$720,000

Cap Rate 6.25%

65 W Chestnut StWashington, PA 15301

Calkain Companies | 2

Community Bank | Financial Summary

About Community Bank For more than 100 years, Community Bank has been personally involved in the community. Business owners, nonprofit groups, government agencies, school administrators and individual personal account holders aren’t just their customers; they’re friends and neighbors.

About CB Financial Services, Inc.CB Financial Services, Inc. (“CB”) is a stock holding company established in 2006, whose wholly owned subsidiary is Community Bank, a state-chartered, stock-owned commercial bank. Community Bank was founded in 1901 as The First National Bank of Carmichaels and changed its name to Community Bank some 25 years ago. Prior to the merger described below, Community Bank operated eleven (11) branch offices in Southwestern Pennsylvania in Greene, Washington, and Allegheny Counties. Community Bank was and is a community-oriented financial institution offering residential and commercial real estate loans, commercial and industrial loans, and consumer loans, as well as a variety of deposit products for individuals and businesses. Community Bank also offers wealth management services through an affiliation with the Bishop Group of Janney, Montgomery

Scott. Until the completion of the merger described below, Community Bank had grown to over $550 million in assets and CB’s common stock had traded on the OTC markets under the symbol “CBFV”.

On October 31, 2014, FedFirst Financial Corporation was merged with and into CB and FedFirst’s subsidiary, First Federal Savings Bank (“First Federal”), was merged with and into Community Bank. First Federal operated seven branch locations in Westmoreland, Fayette, and Washington Counties. Two offices of First Federal in Washington County were closed and consolidated into nearby Community Bank offices as part of the merger. Thus, following the merger, Community Bank operates 18 offices in five counties in Southwestern Pennsylvania. Also, as a result of the merger, Community Bank now owns an insurance subsidiary, Exchange Underwriters, Inc., which conducts insurance brokerage activities including life and property and casualty insurance for individuals and small businesses. Community Bank still offers wealth management services through the Bishop Group.

As a result of the merger, CB is a public reporting company in that it is required to file periodic reports with the U.S. Securities and Exchange Commission and CB’s common stock will start to trade on the Nasdaq Global Market® under the symbol “CBFV” on November 3, 2014.

Calkain Companies | 3

Tenant Overview

Hollywood

Pittsburgh, PA

Youngstown, OH

Morgantown, WV

Washington, DC

Baltimore, MD

Cleveland, OH

Columbus, OH 70

79

77

Pittsburgh 28 miles

Morgantown 46 miles

Youngstown 88 miles

Columbus 156 miles

Washington, DC 254 miles

Baltimore 254 miles

Subject Site

Calkain Companies | 4

Location Overview

Distance To

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W Chestnut St 8,000 VPD

Jefferson Ave 14,000 VPD

Cameron Stadium

Washington High School

TrinityHigh School

Subject Site

65 W Chestnut St | Washington, PA 15301

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Public Parking

Public Parking

Washington County Courthouse

Washington County District

Court

Family Court CenterWashington

County General Info

Subject Site

W Chestnut St 8,000 VPD

W Beau St

N Franklin St

65 W Chestnut St | Washington, PA 15301

1 Mile 3 Miles 5 MilesPopulation2018 Population 13,555 34,927 48,514

2023 Population 13,561 35,151 49,007

2018 Median Age 39.0 44.2 45.6

Households2018 Total Households 5,563 15,023 20,581

2023 Total Households 5,567 15,130 20,809

Median Household Income2018 Median HH Income $37,737 $50,284 $53,086

2023 Median HH Income $42,669 $56,163 $59,768

Average Household Income2018 Average HH Income $56,584 $68,369 $71,710

2023 Average HH Income $64,696 $77,954 $81,888

Population 48,514

Median Age 45.6

Avg HH Income $71,710

Total Businesses 2,354

Total Employees 33,174

Net Worth $110,297

5 Mile Radius | Demographics70

79

Location Overview, 1/3/5 Miles

Calkain Companies | 7

About UsCalkain Companies LLC is a boutique commercial real estate investment banking firm that provides consulting and brokerage services to both private and institutional clientele with a focus on single tenant net lease investments. It prides itself on being an innovative leader by providing its clients a full array of commercial real estate investment brokerage and asset management solutions, including advisory, research, debt and equity placement and wealth management.

Calkain has built solid, lasting relationships that have been the cornerstone of how they do business. Calkain approaches each assignment with an eye toward each client’s individual needs. Whether private or institutional investors, Calkain delivers real estate solutions that maximize value while building wealth for all of its clients.

At Calkain, their foresight and innovation are leading the net lease investment industry.

Building a solid foundation for your investment portfolio

calkain.com

Disclaimer: The information contained in this document is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Calkain and its subsidiaries, and should not be made available to any other person or entity without the written consent of Calkain. This document has been prepared to provide summary, unverified information to prospective purchasers, and to establish only a preliminary level of interest in the subject property(s). The information contained herein is not a substitute for a thorough due diligence investigation. Calkain and its subsidiaries have not made any investigation, and make no warranty or representation, with respect to the income or expenses for the subject property(s), the future projected financial performance of the property, the size and square footage of the property(s) and improvements, the presence or absence of contaminating substances, PCB’s or asbestos, the compliance with State and Federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant, or any tenant’s plans or intentions to continue its occupancy of the subject property(s). The information contained in this document has been obtained from sources we believe to be reliable; however neither Calkain and its subsidiaries nor the Seller have verified, and will not verify, any of the information contained herein, nor has Calkain and its subsidiaries or the Seller conducted any investigation regarding these matters and make no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein.

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