OFFERING MEMORANDUM. South Chicago Majestic 21-Unit 8000 S Paxton Ave, Chicago, IL, 60617

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1 OFFERING MEMORANDUM South Chicago Majestic 21-Unit 8000 S Paxton Ave, Chicago, IL, 60617

2 South Chicago Majestic 21-Unit CONTENTS 01 Executive Summary Executive Summary 5 Unit Mix Summary 6 Location Summary 7 02 Property Description Property Features 9 Aerial Map 10 Common Amenities 11 Unit Amenities 12 Property Images Financial Analysis Income & Expense Analysis 23 Multiyear Cash Flow Assumptions 24 Cash Flow Analysis 25 Disposition Sensitivity Analysis Demographics Demographics 29 Demographic Charts Rent Comps Rent Comparables Summary 16 Rent Comparables Map Rent Roll Rent Roll Details 21 Kevin Rocio, SRS Micheal Ricketts Senior Commercial RE Broker Commercial Broker Lic: IL We obtained the following information above from sources we believe to be reliable. However, we have not verified its accuracy and make no guarantee, warranty or representation about it. It is submitted subject to the possibility of errors, omissions, change of price, rental or other conditions, prior sale, lease or financing, or withdrawal without notice. We include projections, opinions, assumptions or estimates for example only, and they may not represent the current or future performance of the property. You and your tax and legal advisors should conduct your own investigation of the property and transaction.

3 South Chicago Majestic 21-Unit Confidentiality and Disclaimer 03 CONFIDENTIALITY AND DISCLAIMER: The information contained in the following offering memorandum is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it commercial and it should not be made available to any other person or entity without the written consent commercial. By taking possession of and reviewing the information contained herein the recipient agrees to hold and treat all such information in the strictest confidence. The recipient further agrees that recipient will not photocopy or duplicate any part of the offering memorandum. If you have no interest in the subject property, please promptly return this offering memorandum commercial. This offering memorandum has been prepared to provide summary, unverified financial and physical information to prospective purchasers, and to establish only a preliminary level of interest in the subject property. The information contained herein is not a substitute for a thorough due diligence commercial has not made any investigation, and makes no warranty or representation with respect to the income or expenses for the subject property, the future projected financial performance of the property, the size and square footage of the property and improvements, the presence of absence of contaminating substances, PCBs or asbestos, the compliance with local, state and federal regulations, the physical condition of the improvements thereon, or financial condition or business prospects of any tenant, or any tenant s plans or intentions to continue its occupancy of the subject property. The information contained in this offering memorandum has been obtained from sources we believe reliable; commercial has not verified, and will not verify, any of the information contained herein, nor commercial conducted any investigation regarding these matters and makes 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. Prospective buyers shall be responsible for their costs and expenses of investigating the subject property. PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE COMMERCIAL FOR MORE DETAILS. Copyright 2018 CREOP, LLC. All Rights Reserved.

4 South Chicago Majestic 21-Unit Executive Summary Executive Summary Offering Summary Unit Mix Summary Location Summary SOUTH CHICAGO MAJESTIC 21-UNIT

5 South Chicago Majestic 21-Unit Executive Summary 05 OFFERING SUMMARY ADDRESS 8000 S Paxton Ave Chicago IL COUNTY MARKET SUBMARKET Cook BUILDING SF 18,000 LAND SF 17,665 NUMBER OF UNITS 21 YEAR BUILT 1928 YEAR RENOVATED 2013 Chicago South East Side/South Chicago APN OWNERSHIP TYPE Fee Simple DEMOGRAPHICS 1 MILE 3 MILE 5 MILE 2017 Population 42, , , Median HH Income $36,034 $33,573 $33, Average HH Income $50,807 $49,777 $51,333 ROC Realty Group - a division Commercial is proud to offer exclusively for sale, this majestic 21-unit brick apartment building in South Chicago. The building received extensive renovations between 2012 and 2014, including but not limited to: * New Boiler, 2013 * Hot Water Tank, 2012 * Roof, 2014 FINANCIAL SUMMARY OFFERING PRICE $862,622 PRICE PSF $47.92 PRICE PER UNIT $41,077 OCCUPANCY % NOI (CURRENT) $67,078 NOI (Pro Forma) $81,659 CAP RATE (CURRENT) 7.77 % CAP RATE (Pro Forma) 9.46 % PROPOSED FINANCING LOAN TYPE Fully Amortized DOWN PAYMENT $258,787 LOAN AMOUNT $603,835 INTEREST RATE 4.75 % ANNUAL DEBT SERVICE $37,799 LOAN TO VALUE 70 % * Porches, 2014 * Electric (400 amps), 2013 Video Tour: 3D Tour: With an attractive mix of Studios (3), one (1) Two-bedroom, and One-bedroom (17) apartments along with proximity to the J14 Busline, 8000 S Paxton provides an investor with an opportunity to add-value through further updates to units (including furnishing kitchen appliances) and improved operations. The result will be one of the nicest, well-maintained and desirable properties in South Chicago.

6 South Chicago Majestic 21-Unit Unit Mix Summary 06 Actual Market Unit Mix # Units Square Feet Current Rent Rent PSF Monthly Market Rent Market Rent Market Income Income PSF 1 bd / 1 ba $515 $0.71 $8,755 $769 $1.06 $13,073 Studio / 1 ba $475 $0.86 $1,425 $638 $1.16 $1,914 2 bd / 1 ba $675 $0.79 $675 $850 $1 $850 Totals/Averages $517 $0.74 $10,855 $754 $1.07 $15,837

7 South Chicago Majestic 21-Unit Location Summary 07 South Chicago is part of the Chicago South Side. This chevron-shaped community is one of Chicago's 16 lakefront neighborhoods near the southern rim of Lake Michigan 10 miles south of downtown. A working-class neighborhood, it is bordered by East 79th Street on the north, South Chicago Avenue (the Chicago Skyway) on the southwest, a small stretch of East 95th Street on the south. With the Calumet River on the community's southeast side, South Chicago can be considered the literal gateway to the Calumet Region and the first among the four Chicago neighborhoods (East Side, Hegewisch and South Deering) that are considered by the locals as Chicago's Southeast Side. The Southeast Side is a description that, although true, the city itself continues to resist including this neighborhood with all of Chicago's South Side communities. Regional Map The area is primarily served by the Chicago Public School District. The University of Chicago is also located in Chicago South. Public transportation options for commuters include number CTA buses and L' trains, as well as Metra railways with transportation to Chicago's Loop and nearby communities. Major highways also pass through the area, including the Dan Ryan Expressway and Lake Shore Drive. Locator Map Cultural opportunities abound, with the Museum of Science and Industry, the Field Museum, John G. Shedd Aquarium, Adler Planetarium, the DuSable Museum of African American History, as well as art galleries and museums located in the area. The Chicago Park District also offers residents several public parks. Notable residents have included President Barack Obama.

8 South Chicago Majestic 21-Unit Property Description Property Description Property Features Aerial Map Parcel Map Additional Maps Amenities Property Images SOUTH CHICAGO MAJESTIC 21-UNIT

9 South Chicago Majestic 21-Unit Property Features 09 Site Description NUMBER OF UNITS 21 UTILITIES WATER Landlord Paid BUILDING SF 18,000 TRASH Landlord Paid LAND SF 17,665 GAS Tenant (Cooking) YEAR BUILT 1928 ELECTRIC Tenant Paid YEAR RENOVATED 2013 # OF PARCELS 1 CONSTRUCTION ZONING TYPE MultiFamily FOUNDATION Concrete BUILDING CLASS B1 EXTERIOR Brick LOCATION CLASS C PARKING SURFACE Asphalt NUMBER OF STORIES 3 ROOF Flat/Membrane NUMBER OF BUILDINGS 1 STYLE Corridor LOT DIMENSION 120x150 NUMBER OF PARKING SPACES 16 PARKING RATIO 0.76 FEES & DEPOSITS APPLICATION FEE $ SECURITY DEPOSIT 0 PET FEE $50.00 MECHANICAL HVAC Central Boiler

10 South Chicago Majestic 21-Unit Aerial Map 10

11 South Chicago Majestic 21-Unit Common Area Amenities Common Amenities 14-Car Garage ($50/monthly)

12 South Chicago Majestic 21-Unit Property Images 13

13 South Chicago Majestic 21-Unit Property Images Hot Water Tank New Boiler amps Rear Porches

14 South Chicago Majestic 21-Unit Rent Comps Rent Comps Rent Comparables Rent Comparables Map SOUTH CHICAGO MAJESTIC 21-UNIT

15 South Chicago Majestic 21-Unit Rent Comparables Summary 16 1 Unit Mix and Rent Schedule 8956 S Escanada Ave #3A, Chicago, IL Unit Mix # of Units Square Feet Asking Rent Rent per SF 1 bd + 1 ba $850 $1.06 Property Summary 2 bd + 1 ba $800 $1 UNITS 1 2 bd + 1 ba $850 $1.06 OCCUPANCY % Total/Avg $833 $1.04 Unit Mix Breakdown Comparables Rent Analysis 1 bd / 1 ba $515 - $900 LOW HIGH 2 bd / 1 ba $675 - $850 LOW HIGH 2 bd / 1 ba $675 - $850 LOW HIGH

16 South Chicago Majestic 21-Unit Rent Comparables Summary S Luella Ave, Chicago, IL Property Summary YEAR BUILT 1923 OCCUPANCY % Unit Mix and Rent Schedule Unit Mix # of Units Square Feet Asking Rent Rent per SF 1 bd + 1 ba $900 $1.25 Total/Avg $900 $1.25 Unit Mix Breakdown Comparables Rent Analysis 1 bd / 1 ba $515 - $900 LOW HIGH

17 South Chicago Majestic 21-Unit Rent Comparables Summary 18 S Unit Mix and Rent Schedule Unit Mix # of Units Square Feet Rent Summary Rent per SF 1 bd / 1 ba $515 $0.71 Studio / 1 ba $475 $ bd / 1 ba $675 $0.79 Totals/Averages $517 $0.74 Unit Mix Breakdown South Chicago Majestic 21-Unit 8000 S Paxton Ave, Chicago, IL Property Summary UNITS 21 YEAR BUILT 1928 OCCUPANCY % Amenities 14-Car Garage ($50/monthly) Comparables Rent Analysis 1 bd / 1 ba $515 - $900 LOW HIGH Studio / 1 ba $475 - $475 LOW HIGH 2 bd / 1 ba $675 - $850 LOW HIGH

18 South Chicago Majestic 21-Unit Rent Comparables Map 19 # Address City S 8000 S Paxton Ave Chicago S Luella Ave Chicago S Escanada Ave #3A Chicago

19 South Chicago Majestic 21-Unit Rent Roll Rent Roll Rent Roll Details SOUTH CHICAGO MAJESTIC 21-UNIT

20 South Chicago Majestic 21-Unit Rent Roll Details 21 Unit Square Feet Unit Mix Monthly Rent PSF Market Rent Move-in Date Notes bd / 1 ba $625 $0.86 $769 Vacant bd / 1 ba $625 $0.86 $769 Vacant bd / 1 ba $625 $0.86 $769 11/1/ bd / 1 ba $650 $0.90 $769 Vacant bd / 1 ba $650 $0.90 $769 10/1/2017 MTM bd / 1 ba $650 $0.90 $769 4/11/ bd / 1 ba $625 $0.86 $769 10/1/ bd / 1 ba $625 $0.86 $769 10/1/ bd / 1 ba $625 $0.86 $769 10/1/2017 MTM bd / 1 ba $625 $0.86 $769 10/1/ bd / 1 ba $625 $0.86 $769 10/1/ bd / 1 ba $675 $0.79 $850 10/1/ bd / 1 ba $525 $0.72 $769 11/1/ bd / 1 ba $650 $0.90 $769 10/1/ bd / 1 ba $625 $0.86 $769 10/1/ Studio / 1 ba $475 $0.86 $638 10/1/2017 MTM Studio / 1 ba $475 $0.86 $638 10/1/ Studio / 1 ba $475 $0.86 $638 10/1/ bd / 1 ba $625 $0.86 $769 10/1/2017 MTM bd / 1 ba $625 $0.86 $769 10/1/ bd / 1 ba $625 $0.86 $769 Vacant

21 South Chicago Majestic 21-Unit Financial Analysis Financial Analysis Income & Expense Multiyear Cash Flow Assumptions Multiyear Cash Flow Projections Disposition Sensitivity Analysis SOUTH CHICAGO MAJESTIC 21-UNIT

22 South Chicago Majestic 21-Unit Income & Expense Analysis 23 INCOME CURRENT PRO FORMA Gross Potential Rent $152,700 $190,044 Parking $4,800 $8,400 Application Fee $4,680 $6,300 Gross Potential Income $162,180 $204,744 Less: General Vacancy $15,270 $19,004 Effective Gross Income $146,910 $185,740 Less: Expenses $79,832 $104,081 Net Operating Income $67,078 $81,659 Annual Debt Service $37,799 $37,799 Debt Coverage Ratio Cash Flow After Debt Service $26,279 $40,859 Principal Reduction $9,117 $9,117 Total Return 13.7 % $35, % $49,977 REVENUE ALLOCATION EXPENSES Per Unit CURRENT Per Unit PRO FORMA Real Estate Taxes $683 $14,349 $884 $18,574 Insurance $420 $8,821 $420 $8,821 Management Fee $420 $8,815 $619 $13,002 Rental Commissions $0 $754 $15,837 Repairs & Maintenance $250 $5,250 $250 $5,250 Water / Sewer $600 $12,600 $600 $12,600 Janitorial (includes landscaping) $357 $7,500 $357 $7,500 Administration $33 $697 $33 $697 Utilities (Electric $800 & Gas $21,000) $1,038 $21,800 $1,038 $21,800 Total Operating Expense $3,802 $79,832 $4,956 $104,081 Reserves $143 $3,000 $143 $3,000 Expense / SF $4.43 $5.78 % of EGI % % DISTRIBUTION OF EXPENSES

23 South Chicago Majestic 21-Unit Multiyear Cash Flow Assumptions 24 GLOBAL Analysis Period 10 year(s) Commencement Date Jul. 1, 2018 EXIT CAP RATE 8.00 % INCOME GROWTH RATES Gross Potential Rent 5.00 % Parking 3.00 % EXPENSE GROWTH RATES Real Estate Taxes 3.00 % Insurance 3.00 % Rental Commissions 3.00 % Repairs & Maintenance 3.00 % Water / Sewer 3.00 % Janitorial (includes landscaping) 3.00 % Administration 3.00 % Utilities (Electric $800 & Gas $21,000) 3.00 % PROPOSED FINANCING Loan Type Fully Amortized Down Payment $258,787 Loan Amount $603,835 Interest Rate 4.75 % Annual Debt Service $37,799 Loan to Value 70 %

24 South Chicago Majestic 21-Unit Cash Flow Analysis 25 CASH FLOW Calendar Year CURRENT Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 Gross Potential Revenue Gross Rental Income $152,700 $190,044 $199,546 $209,524 $220,000 $231,000 $242,550 $254,677 $267,411 $280,782 Parking $4,800 $8,400 $8,652 $8,912 $9,179 $9,454 $9,738 $10,030 $10,331 $10,641 Application Fee $4,680 $6,300 $6,300 $6,300 $6,300 $6,300 $6,300 $6,300 $6,300 $6,300 Gross Potential Income $162,180 $204,744 $214,498 $224,735 $235,479 $246,754 $258,588 $271,007 $284,042 $297,722 General Vacancy $15,270 $19,004 $19,955 $20,952 $22,000 $23,100 $24,255 $25,468 $26,741 $28,078 Effective Gross Income $146,910 $185,740 $194,544 $203,783 $213,479 $223,654 $234,333 $245,539 $257,301 $269,644 Operating Expenses Real Estate Taxes $14,349 $18,574 $19,131 $19,705 $20,296 $20,905 $21,532 $22,178 $22,844 $23,529 Insurance $8,821 $8,821 $9,086 $9,358 $9,639 $9,928 $10,226 $10,533 $10,849 $11,174 Management Fee $8,815 $13,002 $13,618 $14,265 $14,944 $15,656 $16,403 $17,188 $18,011 $18,875 Rental Commissions $15,837 $16,312 $16,801 $17,306 $17,825 $18,359 $18,910 $19,478 $20,062 Repairs & Maintenance $5,250 $5,250 $5,408 $5,570 $5,737 $5,909 $6,086 $6,269 $6,457 $6,651 Water / Sewer $12,600 $12,600 $12,978 $13,367 $13,768 $14,181 $14,607 $15,045 $15,496 $15,961 Janitorial (includes landscaping) $7,500 $7,500 $7,725 $7,957 $8,195 $8,441 $8,695 $8,955 $9,224 $9,501 Administration $697 $697 $718 $739 $762 $784 $808 $832 $857 $883 Utilities (Electric $800 & Gas $21,000) $21,800 $21,800 $22,454 $23,128 $23,821 $24,536 $25,272 $26,030 $26,811 $27,616 Total Operating Expense $79,832 $104,081 $107,429 $110,891 $114,468 $118,166 $121,989 $125,941 $130,027 $134,251 Net Operating Income $67,078 $81,659 $87,114 $92,892 $99,011 $105,488 $112,344 $119,599 $127,274 $135,393 Reserves $3,000 $3,000 $3,000 $3,000 $3,000 $3,000 $3,000 $3,000 $3,000 $3,000 Annual Debt Service $37,799 $37,799 $37,799 $37,799 $37,799 $37,799 $37,799 $37,799 $37,799 $37,799 Cash Flow $26,279 $40,859 $46,315 $52,093 $58,211 $64,689 $71,544 $78,799 $86,475 $94,594 Effective Gross Income vs Operating Expenses Cash Flow

25 South Chicago Majestic 21-Unit Cash Flow Analysis 26 Calendar Year CURRENT Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 Financial Metrics Cash on Cash Return b/t % % % % % % % % % % CAP Rate 7.78 % 9.47 % % % % % % % % % Debt Coverage Ratio Operating Expense Ratio % % % % % % % % % % Loan to Value % % % % % % % % % % Breakeven Ratio % % % % % % % % % % Price / SF $48 $48 $48 $48 $48 $48 $48 $48 $48 $48 Price / Unit $41,077 $41,077 $41,077 $41,077 $41,077 $41,077 $41,077 $41,077 $41,077 $41,077 Expense / SF $4 $6 $6 $6 $6 $7 $7 $7 $7 $7 Income / SF $8 $10 $11 $11 $12 $12 $13 $14 $14 $15

26 South Chicago Majestic 21-Unit Disposition Sensitivity Analysis 27 SENSITIVITY ANALYSIS 5 YEARS EXIT CAP RATE PROJECTED SALES SALES PRICE/UNIT SALES PRICE PSF PROCEEDS AFTER IRR PRICE LOAN PAYOFF 7.00% $1,414,438 $67,354 $79 $854, % 7.25% $1,365,664 $65,032 $76 $805, % 7.50% $1,320,142 $62,864 $73 $760, % 7.75% $1,277,557 $60,836 $71 $717, % 8.00% $1,237,633 $58,935 $69 $677, % 8.25% $1,200,129 $57,149 $67 $640, % 8.50% $1,164,831 $55,468 $65 $604, % 8.75% $1,131,550 $53,883 $63 $571, % 9.00% $1,100,118 $52,387 $61 $540, % SENSITIVITY ANALYSIS 10 YEARS EXIT CAP RATE PROJECTED SALES SALES PRICE/UNIT SALES PRICE PSF PROCEEDS AFTER IRR PRICE LOAN PAYOFF 7.00% $1,934,186 $92,104 $107 $1,415, % 7.25% $1,867,490 $88,928 $104 $1,348, % 7.50% $1,805,240 $85,964 $100 $1,286, % 7.75% $1,747,007 $83,191 $97 $1,227, % 8.00% $1,692,413 $80,591 $94 $1,173, % 8.25% $1,641,127 $78,149 $91 $1,121, % 8.50% $1,592,859 $75,850 $88 $1,073, % 8.75% $1,547,349 $73,683 $86 $1,028, % 9.00% $1,504,367 $71,637 $84 $985, %

27 South Chicago Majestic 21-Unit Demographics Demographics Demographic Details Demographic Charts SOUTH CHICAGO MAJESTIC 21-UNIT

28 South Chicago Majestic 21-Unit Demographics 29 POPULATION 1 MILE 3 MILE 5 MILE HOUSEHOLDS 1 MILE 3 MILE 5 MILE 2000 Population 49, , , Total Housing 19, , , Population 41, , , Total Households 16,267 83, , Population 42, , , Total Households 16,697 84, , Population 43, , , Total Households 16,917 84, , African American 39, , , Average Household Size American Indian , Owner Occupied Housing 7,822 37,439 81, Asian 102 1,448 7, Renter Occupied Housing 10,042 53, , Hispanic 1,755 17,568 41, Owner Occupied Housing 6,546 31,213 67, White ,185 42, Renter Occupied Housing 10,151 53, , Other Race 766 8,137 18, Vacant Housing 3,439 17,760 37, Multiracial 868 4,404 10, Total Housing 20, , , : Population: Growth Rate 1.15 % 0.75 % 0.80 % 2022 Owner Occupied Housing 6,599 31,356 68, Renter Occupied Housing 10,318 53, , HOUSEHOLD INCOME 1 MILE 3 MILE 5 MILE 2022 Vacant Housing 3,488 18,532 38,831 less than $15,000 3,738 20,574 44, Total Housing 20, , ,693 $15,000-$24,999 2,346 12,491 26, : Households: Growth Rate 1.30 % 0.85 % 1.00 % $25,000-$34,999 2,031 10,220 20,708 $35,000-$49,999 2,465 11,634 24,378 $50,000-$74,999 2,461 12,373 26,623 $75,000-$99,999 1,506 6,738 14,380 $100,000-$149,999 1,513 6,754 14,092 $150,000-$199, ,981 4,814 $200,000 or greater 248 1,516 3,919 Median HH Income $36,034 $33,573 $33,872 Average HH Income $50,807 $49,777 $51,333 Source: esri

29 South Chicago Majestic 21-Unit Demographic Charts Household Income 1 Mile Radius 3 Mile Radius 5 Mile Radius 2017 Population by Race 1 Mile Radius 3 Mile Radius 5 Mile Radius

30 South Chicago Majestic 21-Unit Demographic Charts Household Occupancy - 1 Mile Radius 2017 Household Income Average and Median Average Income Median Income

31 South Chicago Majestic 21-Unit Kevin Rocio, SRS Senior Commercial RE Broker Lic: IL powered by CREOP

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