GEORGE GRAMM | 858-334-9690 | georgegramm@remax.net

1 2 0 W . J E F F E R S O N S T R E E T , M O R T O N , I L L I N O I S | C L A S S A – M I X E D U S E | R E S I D E N T I A L & C O M M E R C I A L

JEFFERSON PLACEOffering Memorandum

J E F F E R S O N P L A C E | Table of Contents 2

TABLE OF CONTENTS & CONTACT INFO

I. Executive Summary 3

II. Property Description 4 Building Information 5 Parcel Map 6 Stacking Plan 7 Floor Plans 8–9 Commercial Tenants 10

III. Market Overview 11 Demographic Highlights 12 Major Employers 13 Morton Overview 14

IV. Financial Analysis 15 Rent Roll 16 Lease Comps 17 NOI Projections 18

V. Confidentiality Agreement 19

THE JEFFERSON PLACE120 West Jefferson StreetMorton, Illinois 61550

George Gramm858-334-9690georgegramm@remax.net

RE/MAX Choice - Independently owned and operated2919 Crossing CourtChampaign, Illinois 61822

J E F F E R S O N P L A C E | Executive Summary 3

EXECUTIVE SUMMARY/OFFERING

OFFERING PRICE $4,950,000

FIRST YEAR NOI $301,617

CAP RATE 6.09%

TYPE Class A Mixed Use

YEAR BUILT 2016

RESIDENTIAL UNITS 18

COMMERCIAL SQ FT 7,960 SQ FT

POPULATION* 405,000, Peoria, IL MSA

EMPLOYMENT* 198,000 Employees, Peoria, IL MSA

AREA INCOME* $71,500, Morton, IL

PROJECTED RE TAXES $40,000

COMMERCIAL SPACE NNN

RESIDENTIAL UTILITIES Tenant Paid

*Data from U.S. Census Bureau, Source: statisticalatlas.com

P R O P E R T Y D E S C R I P T I O N

J E F F E R S O N P L A C E | Executive Summary 5

BUILDING INFORMATION

ADDRESS 120 W. Jefferson Street

YEAR BUILT 2016

ASSESSOR PARCEL 06-06-213-040,041,043,066

ARCHITECTURAL Block/Brick, & STRUCTURAL Wood Frame

FLOORS 3 Stories

ZONING B-2 Commercial

ROOT TYPE Flat Membrane

PARCEL SIZES 145’ X 169’

SIGNAGE Building Awning

PARKING Concrete, 26 spaces, street parking, and city parking

HVAC Commercial—Forced Air Residential—Forced Air

ELEVATOR SERVICE Savaria 1,400 lbs.

ELECTRICAL SYSTEMS 2000 amps to building 400 amps to commercial units

FIRE LIFE/SAFETY Sprinklered, 24-hour monitoring

SECURITY Security Entry Doors

INTERNET Fiber in Street, Ethernet in Building

J E F F E R S O N P L A C E | Property Description 6

PROPERTY DESCRIPTION—Parcel Map

J E F F E R S O N P L A C E | Property Description 7

STACKING PLAN

UNUM2,100 SQ FT$2,275 Base

Lease End: 3/1/2028

30Washington

2 Bed, 2 Bath1,040 SQ FT

31Monroe

2 Bed, 1.5 Bath1,000 SQ FT

32Truman

1 Bed, 1 Bath920 SQ FT

33Lincoln

2 Bed, 2 Bath1,044 SQ FT

34Truman

1 Bed, 1 Bath920 SQ FT

35Lincoln

2 Bed, 2 Bath1,044 SQ FT

36Lincoln

2 Bed, 2 Bath1,044 SQ FT

37Lincoln

2 Bed, 2 Bath1,044 SQ FT

38Roosevelt

2 Bed, 2 Bath900 SQ FT

20Washington

2 Bed, 2 Bath1,040 SQ FT

21Monroe

2 Bed, 1.5 Bath1,000 SQ FT

22Truman

1 Bed, 1 Bath920 SQ FT

23Lincoln

2 Bed, 2 Bath1,044 SQ FT

24Truman

1 Bed, 1 Bath920 SQ FT

25Lincoln

2 Bed, 2 Bath1,044 SQ FT

26Lincoln

2 Bed, 2 Bath1,044 SQ FT

27Lincoln

2 Bed, 2 Bath1,044 SQ FT

28Roosevelt

2 Bed, 2 Bath900 SQ FT

EMBELLISH1,360 SQ FT$1,643 Base

Lease End: 1/31/2022

JEFFERSON PLACE

ENTRANCE

ADORE BRIDAL3,000 SQ FT$3,444 Base

Lease End: 10/31/2026

ELEMENT BUILDING1,500 SQ FT$1,875 Base

Lease End: 11/20/2019

J E F F E R S O N P L A C E | Property Description 8

FLOOR PLANS

TRUMAN920 SQ FT

WASHINGTON1,040 SQ FT

J E F F E R S O N P L A C E | Property Description 9

LINCOLN1,044 SQ FT

FLOOR PLANS

MONROE1,000 SQ FT

ROOSEVELT900 SQ FT

J E F F E R S O N P L A C E | Property Description 10

COMMERCIAL SPACE

ELEMENT BUILDING1,500 SQ FT

Lease End: 11/20/2019

ADORE BRIDAL3,000 SQ FT

Lease End: 10/31/2026

EMBELLISH1,360 SQ FT

Lease End: 1/31/2022

UNUM LOUNGE2,100 SQ FT

Lease End: 3/1/2028

M A R K E T OV E R V I E W

J E F F E R S O N P L A C E | Market Overview 12

DEMOGRAPHIC HIGHLIGHTS

The Jefferson Place is located within the Greater Peoria, IL MSA and specifically located in the Village of Morton and Tazewell County. Population totals for the Peoria Metro area are over 405,000 people with a median age of 38.7 and over 198,000 employees within the labor force. Morton individually has population estimates over 17,000 people and a median household income of more that $70,000. Morton’s labor force is over 8,300.

Total Population by PlaceScope: Population of Selected in the Peoria Area

Data from the U.S. Census Bureau, Source: statisticalatlas.com

0 20,000 40,000 60,000 80,000 100,000 120,000

Peoria

Pekin

East Peoria

Morton

Washington

115,272

33,800

23,250

16,260

15,350

Median Household IncomeScope: Households in the Peoria Area, Selected Places in the Peoria Area

$0 $25,000 $50,000 $75,000 $100,000

Germantown HillsDunlap

Lake CamelotHeritage Lake

GoodfieldPanola

HopewellCongerville

MortonWashington

RomeDeer Creek

Marquette HeightsElmwood

MackinawVarna

Illinois

$100,300$97,000

$92,900$90,400

$88,400$81,300

$81,000$71,500$71,500

$69,000$66,000

$61,300$60,900

$60,200$59,000

$57,800$56,800

Peoria, Illinois MSA Population

Peoria, Illinois MSA Labor Force

405,000 people

198,000 employees

J E F F E R S O N P L A C E | Market Overview 13

Caterpillar Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13,100OSF St. Francis Medical . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6,000Unity Point Health . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3,283Keystone Steel and Wire . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,300Advanced Technology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1,073CEFCU . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 834Paradice Hotel and Casino . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800Komatsu . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 560Pekin Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 550Eaton Corp . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 550Ameren Illinois . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 522

Maui Jim . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 500Children’s Home Association of Illinois . . . . . . . . . . . . . . . . . . . . . . . . . 400RLI . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 400National Center for Agricultural Utilization Research . . . . . . . . . . . . 400Vonachen Services, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 400Human Services Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 350PJ Hoerr Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 350Bradley University . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 343G&D Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 300Illinois Cancer Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 300

MA JOR AREA EMPLOYERS

Major employers within the Morton and Greater Peoria area are Caterpillar, OSF St. Francis Medical, and UnityPoint Health.

MAJOR EMPLOYERS EMPLOYEE COUNT MAJOR EMPLOYERS EMPLOYEE COUNT

Source: greaterpeoriaedc.org

J E F F E R S O N P L A C E | Market Overview 14

MORTON AREA OVERVIEW

Central LocationMorton is located 10 miles east of Peoria and 25 miles west of Bloomington-Normal, two growing, metro areas. The community is also strategically placed 3 hours or less from several cities including Chicago, Illinois and Saint Louis, Missouri.

Two Interstates Meet HereMorton lies at the crossroads of Interstate 74 and Interstate 155, two heavily traveled interstates with access across the nation. Both of these interstates connect to Interstate 55 and Interstate 39 less than 25 miles from Morton. Morton is also home to several large logistics companies including CAT Logistics, G&D Integrated, Fort Transport, CRST, Central Truck, Inc. and Air-Land Transport Service.

Rail and River AccessMorton employers have the option to utilize rail and river transportation to reduce their costs. Norfolk & Western Railroad and the Toledo, Peoria & Western Railroad provide railway service to the community and several barge terminals are available along the Illinois River, just 10 miles away.

Regional and International Airports: Morton has three airports located within a 45 mile radius of the community including the Peoria International Airport (20 miles), Central Illinois International Airport in Bloomington-Normal (30 miles), and the Abraham Lincoln Capital Airport in Springfield (45 miles). The community is also 3 hours or less from the Chicago O’Hare International Airport, the Lambert-Saint Louis International Airport, and the Indianapolis International Airport.

High Traffic Counts: Morton has the second highest traffic counts in the Peoria-Pekin MSA Area with over 54,000 cars per day traveling on Interstate 74. Interstate 155 has over 22,000 cars per day.

3 airports

54,000 cars

Source: Morton Economic Development Council, www.mortonedc.org

F I N A N C I A L A N A LYS I S

J E F F E R S O N P L A C E | Financial Analysis 16

RENT ROLL

20 Apartment 2 2 Bed, 2 Bath 1,040 Washington $1,29021 Apartment 2 2 Bed, 1.5 Bath 1,000 Monroe $1,09022 Apartment 1 1 Bed, 1 Bath 920 Truman $99023 Apartment 2 2 Bed, 2 Bath 1,044 Lincoln $1,14024 Apartment 1 1 Bed, 1 Bath 920 Truman $94025 Apartment 2 2 Bed, 2 Bath 1,044 Lincoln $1,14026 Apartment 2 2 Bed, 2 Bath 1,044 Lincoln $99027 Apartment 2 2 Bed, 2 Bath 1,044 Lincoln $1,14028 Apartment 2 2 Bed, 2 Bath 900 Roosevelt $99030 Apartment 2 2 Bed, 2 Bath 1,040 Washington $1,04531 Apartment 2 2 Bed, 1.5 Bath 1,000 Monroe $1,09032 Apartment 1 1 Bed, 1 Bath 920 Truman $99033 Apartment 2 2 Bed, 2 Bath 1,044 Lincoln $1,14034 Apartment 1 1 Bed, 1 Bath 920 Truman $99035 Apartment 2 2 Bed, 2 Bath 1,044 Lincoln $1,14036 Apartment 2 2 Bed, 2 Bath 1,044 Lincoln $1,19037 Apartment 2 2 Bed, 2 Bath 1,044 Lincoln $1,19038 Apartment 2 2 Bed, 2 Bath 900 Roosevelt $1,19010 Commercial Retail 2,100 Unum $2,27511 Commercial Retail 1,360 Embellish $1,64312 Commercial Retail 3,000 Adore $3,44414 Commercial Office 1,500 Element $1,875TOTAL $28,912

Unit Type Beds Style Square Feet Floor Plan 2018 Base Monthly Rent

J E F F E R S O N P L A C E | Financial Analysis 17

Source: www.apartments.com/Costar

Marquette Building

701 Main Street, Peoria, Illinois1 Bed, 1 Bath & 2 Beds, 1 Bath654–912 SQ FT / $995–$1,395 / 28 UnitsRenovated 2017

Cypress Ridge

100 Pheasant Run, Washington, Illinois2 Beds, 2 Bath1,100–1,200 SQ FT / $1,100–$1,400 / 32 units2016 & 2018

Cap Code Village

2010 W Jackson Street, Morton, Illinois2 Bed, 2 Bath1,100–1,245 SQ FT / $999–$1,075 / 200 Units1978

New Construction

1229 E Duryea Avenue, Peoria Heights, Illinois1 Bed, 1 Bath & 2 Beds, 1 BathSQ FT N/A / Rent N/A / 36 Units2019

LEASE COMPS

Persimmon Lofts

1028 SW Adams Street, Peoria, Illinois1 Bed, 1 Bath 713–1,200 SQ FT / $1,400 / 44 Units Renovation 2017

Winkler Lofts

733 SW Washington Street, Peoria, IllinoisStudio & 1 Bed, 1 Bath450–675 SQ FT / $900–$1,250 / 28 UnitsRenovation 2016

Lofts at Waterfront Place

311 SW Water Street, Peoria, Illinois1 Bed, 1 Bath770 SQ FT / $1,010 / 23 Units2005

Murray Place

100 Walnut Street, Peoria, Illinois1, 2 & 3 Bed Units829–1,300 SQ FT / Rent N/A / 30 UnitsRenovated 2016

J E F F E R S O N P L A C E | Financial Analysis 18

FINANCIAL ANALYSIS—120 W. Jefferson Street

Rental Income GPR—Residential $222,710 $236,000 $236,000 GPR—Commercial $110,884 $110,884 $110,884 Vacancy Loss $(45,530) $(16,350) $(11,800) Build-Out Reimbursement $24,970 $41,500 $48,360 Other Income $4,350 $4,500 $4,500 Common Area Fee Reimbursement $21,663 $28,000 $38,000 TOTAL REVENUE $339,047 $404,534 $425,944

Administrative Expenses Advertising/Leasing $7,437 $8,819 $9,277 Management Fees $17,392 $20,623 $21,696 Other Administrative $5,415 $6,421 $6,755 Total Administrative Expenses $30,244 $35,863 $37,728

Operating Expenses Real Estate Taxes $10,300 $40,000 $40,000 Property Insurance $4,812 $4,812 $4,812 Utilities $11,690 $13,862 $14,583 Total Operating Expenses $26,802 $58,674 $59,395

Maintenance Expenses Cleaning & Maintenance $11,474 $13,606 $14,313 Repairs $10,334 $12,254 $12,891 Total Maintenance Expenses $21,808 $25,860 $27,204TOTAL EXPENSES $78,854 $120,397 124,327

NET INCOME $260,193 $284,137 $301,617

2017 Actual 2018 Projected First Year Projected

J E F F E R S O N P L A C E | Confidentiality Agreement 19

CONFIDENTIALITY AGREEMENT

This confidential offering memorandum is intended solely for the use of potential investors to determine level of interest and determining a desire to acquire the property. RE/MAX Choice has been retained as exclusive advisor and broker regarding the sale of Jefferson Place located at 120 West Jefferson Street, Morton, IL (the “Property”) by the owner of the Property (hereinafter the “Owner”). This Offering Memorandum has been prepared by RE/MAX Choice for use by a limited number of parties and does not purport to provide a necessarily accurate summary of the Property or any of the documents related thereto, nor does it purport to be all-inclusive or to contain all of the information which a prospective investor may need or desire. All projections have been developed by RE/MAX Choice, the Owner, designated sources and are based upon assumptions relating to the general economy, competition and other factors beyond the control of the Owner and, therefore, are subject to variation. No representation is made by RE/MAX Choice or Owner as to the accuracy or completeness of the information contained herein, and nothing contained herein is, or shall be relied on as, a promise or representation as to the future performance of the Property. Although the information contained herein is believed to be correct, Owner and its employees disclaim any responsibility for inaccuracies and expect a prospective purchaser to exercise independent due diligence in verifying all such information. Further, RE/MAX Choice, Owner and its employees disclaim any and all liability for representations and warranties, expressed and implied, contained in, or for omission from, this Offering Memorandum or any other written or oral communication transmitted or made available to the recipient. This Offering Memorandum does not constitute a representation that there has been no change in the business or affairs of the Property or the Owner since the date of preparation of the package. Analysis and verification of the information contained in this package is solely the responsibility of the prospective purchaser. Additional information and an opportunity to inspect the Property will be made available upon written request to interested and qualified prospective investors. Owner and RE/MAX Choice each expressly reserve the right, at their sole discretion, to reject any and all expressions of interest or offers regarding the Property and/or terminate discussions with any entity at any time with or without notice. Owner shall have no legal commitment or obligation to any entity reviewing this Offering Memorandum or making an offer to purchase the Property unless and until a written agreement for purchase of the Property has been fully executed, delivered and approved by Owner and its legal counsel, and conditions to Owner’s obligation thereunder have been satisfied or waived. RE/MAX Choice is not authorized to make any representation or agreements on behalf of the Owner. This Offering Memorandum and the contents, except such information which is a matter of public record or is provided in sources available to the public, are of a confidential nature. By accepting this package, you agree to hold and treat it in the strictest confidence, not to publicly distribute it individually or in mass, not to disclose the package or any of the content to any other entity except to the purposes of determination of acquisition of the Property and without prior written authorization of Owner or RE/MAX Choice. You also agree to that you will not use this Offering Memorandum or any of its contents in any manner detrimental to the interest of the Owner or RE/MAX Choice. If after reviewing this Offering Memorandum, you have no further interest in the Property, please delete any electronic copies and appropriately destroy any hard copies or return this memorandum to RE/MAX Choice.

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