123 E Center St, Le Roy, IL 61752

Historic Downtown LeRoy, Illinois Mixed-Use Building Price reduced - Two ways to buy - Fully occupied income property Traditional Purchase: $280,000 Owner Financing (Contract for Deed): $300,000 with $70,000 down THE PROPERTY This 1884 brick building on Main Street combines original historic character, including the original facade and classic brickwork, with a fully occupied mix of commercial and residential units. A new roof in 2021 and recent capital improvements throughout reduce near-term maintenance for the next owner. UNIT MIX (6 units total) 1. Photography Studio - private toilet, independent basement access 2. Dance Studio - private toilet, independent basement access, new flooring 3. Studio Apartment - ground floor, 1 bath, plus bonus room (no window). Long-term tenant. 4. 3 Bed / 1 Bath Apartment - approx. 1,200 sq ft, new kitchen, new dining area flooring, 2 living rooms 5. 1 Bath Apartment with Bonus Room (no window) - new flooring and fresh paint throughout, new sewer plumbing line 6. 1 Bed / 1 Bath Apartment - new sewer plumbing line, extra storage space Additional recent improvements: - New sewer line replaced under the Photography Studio - New supply lines run to Apartments 5 and 6 - New roof (2021) Three units are currently month-to-month, and all of those tenants are willing to sign a lease. The seller has kept these units flexible so the new owner can set their own lease terms. FINANCIAL SNAPSHOT Gross monthly rent: $4,065 across all six units Annual operating expenses (actual trailing 12 months): - Insurance: $2,119 - Water and Sewer: $3,852 - Property Taxes: $3,622 - Total: $9,593 NOI: $39,187 per year Cap rate: approx. 14.0% at $280,000 / approx. 13.1% at $300,000 Financials are based on the current fully occupied rent roll and actual trailing-12 insurance, tax, and water/sewer costs. Full financials and rent roll are available upon request. OPTION 1 - TRADITIONAL PURCHASE: $280,000 - Cash or conventional/commercial financing - $20,000 less than the owner-financed price - Clean title transfer at closing, no balloon, no wrap OPTION 2 - OWNER FINANCING (CONTRACT FOR DEED): $300,000 - Down payment: $70,000 - Balance financed: $230,000, structured as: - Wrapped underlying loan: $175,215.28 at 7.99%, monthly payment $1,584.97. This is a commercial loan with a balloon for refinancing 9/8/2028 that seller would complete- but note that terms of the underlying loan may change. - Seller-held balance: $54,784.72 at 0% interest, no payments until balloon - Full balance due at a 3-year balloon. Buyer may pay off the contract early at any time with their own financing. Estimated monthly cash flow under owner financing: - Gross rent: $4,065.00 - Operating expenses: ($799.42) - Wrapped loan payment: ($1,584.97) - Net cash flow: $1,680.61 - Cash-on-cash return on $70,000 down: approx. 28.8%