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Cooper Commercial Investment Group

6120 Parkland Blvd., Suite 206

Cleveland, OH 44124

www.coopergrp.com

Bob Havasi [email protected]

(216) 562-1981 x10

Dan Cooper [email protected]

(216) 562-1981 x12

In Cooperation with Licenses IL Broker

http://www.coopergrp.com

mailto:[email protected]


2

Table of Contents

INVESTMENT SUMMARY

Investment Highlights ……………..… 4

Investment Overview ………………… 5

Location Overview …………………… 6

Offering Summary …………………… 7

FINANCIAL ANALYSIS

Rent Roll …………...…………………. 9

Financial Analysis ..……...…………… 10

PROPERTY ANALYSIS

Site Plan ..…..…………………………. 12

Survey …………………………………. 13

Aerial Maps .………………………….. 14-15

Surrounding Retail Photos ………….. 16

Location Maps .…………………........ 17

Demographics ..…………………........ 18

TENANT ANALYSIS

Tenant Profiles ……….………………. 20-32

Disclosure & Confidentiality ……….... 33

INVESTMENT HIGHLIGHTS

4

Centennial Plaza

• Multi-Tenant High-Traffic Location Shadow Anchored by Corporately Owned Jewel-Osco (Albertsons Companies, One of the Largest Food/Drug Retailers in the United States with Extremely High Chicago MSA Presence)

• One of the Most Affluent and Most Desirable Suburbs of Chicago: Extremely Affluent Residential Community with Avg. Household Incomes of Over $127,000 Within 1-Mile

• 90% Occupied with All NNN Leases: Newly Executed Leases Providing Long-Term Stability

• Irreplaceable Corner Location in Primary Retail Corridor Along West 127th & State Street: Highly Visible and Centrally Located Adjacent to Other Complimentary Retailers, Employers and Schools

• Upside Potential Through Lease-Up of the Remaining Vacant Units and Mid-Term Rental Increases

• Strong Population Density: Approximately 27,000 People Within a 3-Mile Radius and Over 638,000 Within 10-Miles

• 1-Mile to I-355 (69k VPD): Direct Link to the Chicago Expressway System with Interchange Located Off 127th Street & Rail Station Access Providing Service Between Joliet and Chicago Union Station

• Multiple Points of Ingress and Egress with Signalized Entrance, Excellent Visibility and Prominent Monument Signage

• 5 Miles to Lemont’s Largest Employer: Argonne National Laboratory with 4,000 Employees and 3.5 Miles to Citgo Refinery (510+ Employees)

• Direct Vicinity of Major PGA Golf Courses (Ruffles Feathers Golf Club, Gleneagles Country Club and Cog Hill Golf & Country Club) Drawing Traffic to Lemont

• Just Outside Chicago with Diverse Economic Base: Top Performing Economy in the U.S. (Third-Largest Gross Metropolitan Product in the United States)

• Within 16-Miles of 7 College/Universities: Totaling Over 92,000 Students in the Region

ADDITIONAL INVESTMENT HIGHLIGHTS

5

The Cooper Commercial Investment Group has been exclusively retained by ownership to

sell Centennial Plaza, a 38,500 S.F. center shadow anchored by grocery giant, Jewel-Osco

(corporately owned subsidiary of parent company, Albertsons Companies) in one of the

most affluent suburbs of Chicago (27 miles east), Lemont. The property has been reduced

to $6,685,000, representing an attractive 8.00% CAP, with additional upside through

lease-up of the remaining vacant units (10%).

The tenants of Centennial Plaza are all on NNN lease structures and most reimburse for

both administrative and management fees. The desire and commitment to be at the center

can be evidenced by multiple tenants that have remained at the center since it was built in

1997. Between the tenured tenants and the newly executed leases, the property is poised

with stability well into the future. Additionally, the center is supported by high-traffic

generator, Jewel-Osco, one of the largest food and drug retailers in the United States, with

both a strong local, Chicago presence and on a national scale as well.

Centennial Plaza is positioned at a hard corner in the main retail corridor surrounded by

one of the most highly regarded suburban communities in Chicagoland. The high-quality

brick construction has a pleasing and modern curb appeal that attracts customers to the

popular, high-traffic retailers. The property also has excellent visibility due to its multiple

prominent monument signs along both main roadways along with its shared access to

Jewel-Osco and Burger King, creating a high-level of synergy. The immediate area boasts

a strong residential community with average household incomes over $127,000 within a

1-mile radius of the property. Lemont High School has been ranked among “State’s Best

Schools for 2018” according to U.S. News & World Report. The market is very upscale with

the property being located in the direct vicinity of some of the area’s most prestigious golf

courses, Cog Hill Golf and Country Club, Ruffled Feathers Golf Club, Big Run Golf Club,

Gleneagles Country Club and Mid-Iron Golf Club. The BMW Championship (PGA Tour) has

been held at Cog Hill and offers a luxury community featuring an elite collection of 35

homes and 52 townhomes on the course, while Ruffled Feathers is a gated community that

offers million-dollar homes and the development is still completing phases.

Located on one of the main thoroughfares through Lemont, the center boasts numerous

other complimentary retailers including: Starbucks, Walgreens, Aldi, U.S. Bank, AT&T,

Dunkin’ Donuts, Taco Bell, McDonald’s, Firestone, Jimmy John’s and many more.

Additionally, the property is less than 1-mile to I-355 (69k VPD), providing Lemont with

direct access to the Chicago expressway system. Additionally, an interchange is located

on 127th Street which provides easy and direct access to the center. Lemont has a

station on Metra's Heritage Corridor, which provides weekday rail service between Joliet

and Chicago Union Station. Located just 7.5 miles from the featured asset is Lemont’s

largest employer, Argonne National Laboratory with 4,000 employees and only 3.5 miles

to a Citgo Refinery that boasts over 510 employees. Furthermore Lemont is flourishing

with students as there is a significant amount of college/university options within close

proximity, including: Lewis University (approximately 9 miles; enrollment: 6,573), Moraine

Valley Community College (approximately 10 miles; enrollment: 36,000), Benedictine

University (approximately 13 miles; enrollment: 5,101), North Central College

(approximately 15 miles; enrollment: 3,000), Midwestern University (approximately 16

miles; enrollment: 6,227), College of DuPage (approximately 16 miles; enrollment: 31,627),

and Saint Xavier University (approximately 15 miles; enrollment: 3,896). With the

property’s strategic placement along with its proximity to employees, students and

residents; the asset is surely positioned as a high-quality investment for years to come.

INVESTMENT OVERVIEW

6

A close-knit community with a rich history, Lemont is an affluent and well-educated community, with

median household incomes far above the state average. The village is located in Cook, DuPage,

and Will counties and is roughly 27 miles southwest of Chicago, 15 miles southeast of Naperville

and 10 miles northeast of Joliet. Chicago is the third most populous city in the United States after

New York and Los Angeles. The city is an international hub for finance, commerce, industry,

technology, telecommunications, and transportation. O'Hare International Airport is the one of the

busiest airports in the world, and the region also has the largest number of U.S. highways and

railroad freight. The property is positioned just 1-mile to the Interstate 355 tollway extension,

providing Lemont with direct access to the Chicago expressway system. Additionally, an

interchange is located on 127th Street. Lemont has a station on Metra's Heritage Corridor, which

provides weekday rail service between Joliet and Chicago Union Station.

Guided by their mission to "accomplish together what no one business can do alone" the Lemont

Area works to promote the community and make it a better place to live, work, and conduct

business. Lemont has a thriving and diverse business community that consists of Argonne National

Laboratory (4,000 employees), Citgo Refinery (510+ employees), K-Five Construction (500+

employees), Jewel-Osco, and Lemont Nursing and Rehabilitation Center. Additionally, with the

village’s close proximity to Naperville and Chicago, the suburb benefits from the residents that work

in the neighboring larger cities. Naperville is within the Illinois Technology and Research Corridor

and major employers include, Bell Labs and Nokia), BP/ Ineos), Nalco, Calamos, Nicor, and Edward

Hospital. Tellabs has its corporate headquarters in Naperville, and ConAgra's Grocery division

branch office employs approximately 400 workers in the nearby city. Kraft Foods employs over 200

individuals at the plant, which supplies all Triscuit products for North America. Naperville is also

home to the headquarters of Dukane Precast and nearby. Joliet offers main attractions in Joliet's city

center are the Harrah's Casino, Joliet Slammers baseball (Joliet Route 66 Stadium), Hollywood

Casino, and the Rialto Square Theatre. Joliet’s largest employers include Presence Saint Joseph

Medical Center (2,500 employees), Silver Cross Hospital (1,800 employees), Hollywood Casino,

Ikea, Joliet Public Schools and Harrah’s Joliet, al with over 1,000 employees. Furthermore, Chicago

has the third-largest gross metropolitan product in the United States, about $670.5 billion according

to September 2017 estimates. Chicago is a major world financial center, with the second-largest

central business district in the United States. The city is the seat of the Federal Reserve Bank of

Chicago, the Bank's Seventh District. Chase Bank has its commercial and retail banking

headquarters in Chicago's Chase Tower. The city of Chicago also hosts 12 Fortune Global 500

companies and 17 Financial Times 500 companies. The city claims two Dow 30 companies,

aerospace giant Boeing, which moved its headquarters from Seattle to Chicago and Kraft Heinz.

Higher levels of education in the area can be attributed to the significant amount of college/

university options within close proximity, including: Lewis University (approximately 9 miles;

enrollment: 6,573), Moraine Valley Community College (approximately 10 miles; enrollment:

36,000), Benedictine University (approximately 13 miles; enrollment: 5,101), North Central College

(approximately 15 miles; enrollment: 3,000), Midwestern University (approximately 16 miles;

enrollment: 6,227), College of DuPage (approximately 16 miles; enrollment: 31,627), and Saint

Xavier University (approximately 15 miles; enrollment: 3,896).

The area is also known for its two major golf courses that create heavy traffic, especially coming

from I-355. The BMW Championship (PGA Tour) has been held in Lemont since 2007, when the

Western Open became the BMW Championship. The annual PGA Tournament is played at Cog Hill

Country Club. Additionally, Ruffled Feathers Golf Course is also within the immediate vicinity.

LOCATION OVERVIEW

7

Price:

Down Payment:

Gross Leasable Area:

Price/SF:

NOI:

CAP Rate:

Year Built:

Lot Size:

Parking:

Foundation:

Exterior:

Roof:

$6,685,000

$2,005,500

38,500 S.F.

$173.64

$534,769

8.00%

1997

Approx. 4.82 Acres

Approx. 293 Spaces

Concrete

Concrete Brick/Metal

Original

Loan Amount:

Loan Type:

Interest Rate:

Amortization:

Term:

Loan-to-Value (LTV):

$4,679,500

New Loan

5.25%

25 Years

5 Years

70.00%

Rental Income:

Tenant Reimbursements:

Potential Gross Income:

Vacancy (Actual):

Vacancy for Reimbursements:

Effective Gross Income:

Expenses:

NOI:

Annual Debt Service:

Structural Reserve ($0.10/S.F.):

Cash Flow After Reserves:

Cash-on-Cash Return:

$640,672

$365,776

$1,006,448

($74,000)

($33,249)

$899,199

($364,430)

$534,769

$336,502

$3,850

$194,418

9.69%

Operating Data

Anticipated New Financing

Reduced Price:

Down Payment:

Gross Leasable Area:

Price/SF:

NOI:

CAP Rate:

Year Built:

Lot Size:

Parking:

Foundation:

Exterior:

Roof:

SUMMARY

9

Tenant % of Tenant Lease Lease Rent/ Annual Lease Bumps Option

GLA Total Since Start Expiration S.F. Rent Type Rate/ S.F.

NAP: Shadow Anchor

ATI Physical Therapy 3,000 7.79% 2012 6/19/2012 6/30/2022 $22.00 $66,000 NNN None (2) 5-Yr.

Option 1: $24.20/S.F. Option 2: $26.62/S.F.

Phan Nails 1,600 4.16% 1998 2/29/2016 2/28/2026 $20.00 $32,000 NNN None N/A

Foxley Cleaners 1,500 3.90% 1997 5/1/2018 4/30/2023 $16.00 $24,000 NNN None (1) 5-Yr.

3% Annual Increases

Hair Cuttery 1,300 3.38% 1998 8/1/2016 7/31/2021 $30.50 $39,650 NNN None N/A

Kitaro Japanese Steakhouse (1)

3,000 7.79% 2008 1/2/2018 1/31/2028 $18.10 $54,300 NNN 1/1/2020 - $20.20/SF 1/1/2023 - $21.00/SF

(2) 5-Yr. Option 1: $23.56/S.F. Option 2: $25.92/S.F.

Anytime Fitness (2) 6,500 16.88% 2017 3/1/2017 2/29/2028 $13.03 $84,678 NNN 2.5% Annual Bumps

(2) 5-Yr. Option 1:

Year 1 - $16.65/S.F. 2.5% Annual Increases

Option 2: Year 1 - $18.85/S.F. 2.5%

Annual Increases

State Street Animal Hospital (3)

2,560 6.65% 2003 7/1/2003 6/30/2021 $15.09 $38,618 NNN 7/1/2019 - $15.16/SF 7/1/2020 - $15.46/SF

(1) 3-Yr. 2% Annual Increases

Nancy's Pizza 1,440 3.74% 2000 9/1/2013 8/31/2023 $24.94 $35,914 NNN 9/1/2020 - $25.44/SF 9/1/2021 - $25.95/SF 9/1/2022 - $26.47/SF

N/A

UPS (4) 1,520 3.95% 2010 5/1/2015 4/30/2020 $16.92 $25,713 NNN 5/1/2019 - $17.00/SF (1) 5-Yr.

3% Annual Increases

Ali Tucker's Sweet Surprises

1,200 3.12% 2014 MTM MTM $16.00 $19,200 NNN N/A N/A

L.A. Tan 2,200 5.71% 2008 10/1/2014 3/31/2019 $14.71 $32,359 NNN None N/A

Beach for Dogs (5) 4,000 10.39% 2018 7/1/2018 6/30/2028 $12.18 $48,720 NNN 2% Annual Bumps (2) 5-Yr.

2% Annual Bumps

Fork & Spoon 4,680 12.16% 2018 5/18/2018 5/31/2028 $14.00 $65,520 NNN None (2) 5-Yr.

Option 1: $15.00/SF Option 2: $16.00/SF

Vacant 1,400 3.64% N/A N/A N/A $18.00 $25,200 NNN N/A N/A



Total Property 38,500 100.00% $16.64 $640,672

Vacancy 4,000 10.39% $18.50 $74,000

Pro Forma Calendar Year: April 1, 2019 through March 31, 2020 (3) Blended rental rate for increase effective 7/1/2019.

(1) Blended rental rate for increase effective 1/1/2020. (4) Blended rental rate for increase effective 5/1/2019.

(2) Blended rental rate for increase effective 3/1/2020. (5) Blended rental rate for increase effective 7/1/2019.

10

Pro Forma 2019

2019 $/SF

INCOME:

Rental Income $ 640,672 $ 16.64

Tenant Reimbursements:

Real Estate Tax 222,413 5.78

Insurance 7,750 0.20

CAM 89,856 2.33

Management/Admin. 28,257 0.73

Water/Sewer (Based on Usage) 17,500 0.45

Gross Potential Rental Income $ 1,006,448 26.14

Vacancy (Actual) 11.55% (74,000) (1.92)

Vacancy For Reimbursements Lost (Actual) 10.39% (33,249) (0.86)

Effective Gross Income $ 899,199 $ 23.36

OPERATING EXPENSES:

Management Fee 4% $ 22,667 $ 0.59

Billed Expenses from Jewel Osco 3,000 0.08

Real Estate Taxes 222,413 5.78

Insurance 7,750 0.20

Landscaping 20,000 0.52

Irrigation 2,750 0.07

Snow Removal 19,500 0.51

Electric 7,500 0.19

Water/Sewer 17,500 0.45

Gas Usage 750 0.02

Repairs & Maintenance (1) 11,850 0.31

Parking Lot Repairs, Maintenance & Sweeping 10,000 0.26

HVAC 850 0.02

Trash Removal 650 0.02

Fire Security/Protection 2,750 0.07

Roof R&M 5,000 0.13

Non-Reimbursable R&M 5,000 0.13

Non-Reimbursable Utilities 4,500 0.12

Total Expenses $ 364,430 $ 9.47

Net Operating Income $ 534,769 $ 13.89

Loan Analysis

Cash Flow Available Before Debt Service $ 534,769 $ 13.89

Capitalization Rate 8.00% 8.00%

Valuation (Reduced) $ 6,685,000 $ 173.64

Loan to Value 70.00% 70.00%

Loan Amount $ 4,679,500 $ 121.55

Rate 5.25% 5.25%

Term 5 5

Amortization 25 25

Annual Debt Service $ 336,502 $ 8.74

Debt Service Coverage Ratio 1.59 1.59 (1) Includes general repairs and maintenance, plumbing, lighting and painting.

18

1236 State St 1 mi radius 3 mi radius 5 mi radius 10 mi radius

Lemont, IL 60439

POPULATION

2018 Estimated Population 7,961 26,900 99,712 638,120

2010 Census Population 7,638 26,061 97,142 629,049

2000 Census Population 6,675 23,244 86,438 557,084

Historical Annual Growth 2000 to 2018 1.1% 0.9% 0.9% 0.8%

2018 Median Age 39.8 42.1 39.1 39.9

HOUSEHOLDS

2018 Estimated Households 2,908 9,869 34,300 232,867

2010 Census Households 2,689 9,230 32,591 223,923

2000 Census Households 2,221 7,671 27,995 195,461

Historical Annual Growth 2000 to 2018 1.7% 1.6% 1.3% 1.1%

RACE AND

ETHNICITY

2018 Estimated White 88.2% 90.3% 78.2% 74.4%

2018 Estimated Black or African American 4.2% 3.1% 7.8% 9.3%

2018 Estimated Asian or Pacific Islander 4.1% 3.6% 5.1% 8.4%

2018 Estimated American Indian or Native Alaskan 0.2% 0.2% 0.2% 0.2%

2018 Estimated Other Races 3.2% 2.7% 8.7% 7.7%

INCOME

2018 Estimated Average Household Income $127,371 $126,695 $106,412 $115,753

2018 Estimated Median Household Income $100,469 $97,254 $87,402 $91,669

2018 Estimated Per Capita Income $46,528 $46,533 $36,639 $42,378

EDUCATION

(AGE 25+)

2018 Estimated Elementary (Grade Level 0 to 8) 1.2% 1.9% 4.4% 3.5%

2018 Estimated Some High School (Grade Level 9 to 11) 2.7% 3.4% 5.2% 4.0%

2018 Estimated High School Graduate 26.6% 27.1% 27.6% 22.6%

2018 Estimated Some College 18.1% 19.9% 22.1% 20.4%

2018 Estimated Associates Degree Only 9.6% 8.3% 8.1% 7.9%

2018 Estimated Bachelors Degree Only 30.2% 27.3% 22.2% 25.7%

2018 Estimated Graduate Degree 11.5% 12.1% 10.4% 15.9%

BUSINESS

2018 Estimated Total Businesses 336 970 3,678 21,023

2018 Estimated Total Employees 2,643 10,072 49,816 243,491

2018 Estimated Employee Population per Business 7.9 10.4 13.5 11.6

2018 Estimated Residential Population per Business 23.7 27.7 27.1 30.4

20

Corporate Headquarter:

# of Total Locations:

Lease:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Co-Tenancy:

Exclusive:

Other Termination:

Willowbrook, IL

800+

Athletic & Therapeutic

Institute of Naperville, LLC

3,000

2012

06/19/2012

06/30/2022

None

(2) 5-Yr.

None

Physical and Rehabilitative

Medicine/Services From and after the 7th lease year,

Tenant has the right to terminate the

lease effective 9 months following

notice in writing. Tenant to pay term

fee equal to the unamortized

balance, on a straighline basis of any

brokerage fees, the allowance and

any free rent, including any abated

rent.

Current:

Option 1:

Option 2:

Monthly

$5,500.00

$6,050.00

$6,655.00

PSF

$22.00

$24.20

$26.62

Tenant Lease Abstract

Annual

$66,000.00

$72,600.00

$79,860.00

atipt.com

Common Area Maintenance:

Cap:

Insurance:

Real Estate Taxes

Admin. Fee:

Management Fee:

Pro Rata Share

105% Over Preceding Year,

Excluding Snow/Ice Removal,

Utilities, Insurance & Security

Pro Rata Share

Pro Rata Share

5% on CAM Expenses

Pro Rata Share

ATI is the largest physical therapy company under one brand name in the

U.S., Founded in 1996, ATI has grown its progressive, innovative approach

to reach hundreds of clinics across the United States. The clinic has

sustained a remarkable growth rate, in part, due to multi-clinic acquisitions

and new clinic openings. But also due to the expert team, innovative

culture, remarkable outcomes, and unique approach to patient care. ATI is

a nationally-recognized rehabilitation provider, specializing in research

based PT, workers’ compensation rehab, employer worksite solutions,

sports medicine, home health, and a variety of specialty therapies. The

company serves over 200 sports medicine contracts covering pro

teams, universities, high schools, middle schools and athletic clubs,

operates hundreds of clinics nationally to serve over 400,000 patients

annually and employs over 6,000 clinicians and clinic staff, as well as

corporate team members.

Source: atipt.com;

Tenant Base Rent Schedule

Tenant Recapture

21



Guaranty:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Co-Tenancy:

Exclusive:

Other Termination:

Woodbury, MN

4,000 Worldwide

Personal

6,500

2017

03/01/2017

02/29/2028

Annual

(2) 5-Yr.

None

Health Club Facility

None

Current:

Monthly

$7,041.67

PSF

$13.00


Annual

$84,500.00

anytimefitness.com


Cap:

Insurance:

Real Estate Taxes

Admin. Fee:

Management Fee:

Pro Rata Share

5% Over Preceding Year,

Excluding Snow/Ice Removal,

Utilities, Insurance & Security

Pro Rata Share

Pro Rata Share

7% on CAM Expenses

Pro Rata Share

Anytime Fitness is a 24-hour health and fitness club. The

company operates over 4,000 franchised locations in 30

countries with 3 million clients. The gym facilities are open

24 hours a day, 365 days out of the year and offer exercise

equipment, weights, personal training, private showers

and many health and wellness classes.

Source: anytimefitness.com;


Tenant Recapture

Annual Increase: 2.5% Annual Increases

Option 1: 2.5% Annual Increases

Option 2: 2.5% Annual Increases

22



Guaranty:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Co-Tenancy:

Exclusive:

Other Termination:

Lincolnwood, IL

130+

Personal

2,200

2008

10/01/2014

03/31/2019

None

None

None

None

None

Current:

Monthly

$2,696.58

PSF

$14.71


Annual

$32,359.00

latan.com

L.A. TAN is the fastest growing tanning salon chain in the Midwest

region with over 130 salons. All of the L.A. Tan locations are

networked through a computer interface that allows L.A. Tan patrons

to tan at any L.A. Tan salon nationwide. L.A TAN’s state of the art

tanning salons are managed by highly trained and certified skin care

professionals. These professionals provide complete skin care

consultation with customized packages, best suited for individual

skin type. Each Salon offers over 5 different levels of tanning. Our

salons carries specially selected, top-of-the-line lotions to help you

achieve a deeper, faster and longer-lasting tan.

Source: latan.com;


Tenant Recapture


Insurance:

Real Estate Taxes

Admin. Fee:

Management Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share

15% on CAM/INS Expenses

None

23



Ticker Symbol:

Moody’s Credit Rating:

S&P Credit Rating:

Guaranty:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Co-Tenancy:

Exclusive:

Other Termination:

San Diego, CA

4,600 in North America

NYSE: UPS

A1

A+

Personal

1,520

2010

05/01/5015

04/30/2020

Yes, 2019

(1) 5-Yr.

None

Packing & Shipping

None

Current:

Bump 5/1/2019:

Monthly

$2,111.08

$2,153.33

PSF

$16.67

$17.00


Annual

$25,333.00

$25,840.00

theupsstore.com

The UPS Store (NYSE: UPS/Moody’s “A1”/S&P “ A+”) is

the world's largest franchisor of retail shipping, postal,

printing and business service centers. The UPS Store, Inc.,

franchisor of The UPS Store brand, is a wholly owned

subsidiary of United Parcel Service (UPS). The company

offers a wide range of products and services in a single

location, including domestic and international shipping,

packaging, printing, mailbox services, postal services,

drop off shredding, moving supplies and other

small-business services.

Source: theupsstore.com;


Option 1: 3% Annual Increases

* Blended rental rate for increase effective 5/1/2019. Pro Forma based on

calendar year: January 1, 2019-December 31, 2019.


Insurance:

Real Estate Taxes

Admin. Fee:

Management Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share


Pro Rata Share

Tenant Recapture

24

Headquarter:


Guaranty:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Co-Tenancy:

Exclusive:

Other Termination:

Lemont, IL

1

Personal

4,680

2018

05/18/2018

05/31/2028

None

(2) 5-Yr.

None

Pancake/Breakfast Restaurant

None

Current:

Option 1:

Option 2:

Monthly

$5,460.00

$5,850.00

$6,240.00

PSF

$14.00

$15.00

$16.00


Annual

$65,520.00

$70,200.00

$74,880.00


Tenant Recapture


Insurance:

Real Estate Taxes

Admin. Fee:

Management Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share

7% on CAM/INS Expenses (Includes Management)

Pro Rata Share

25



Corporate:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Co-Tenancy:

Exclusive:

Other Termination:

Vienna, VA

900+

Creative Hairdressers Inc.

1,300

1998

08/01/2016

07/31/2021

None

None

None

Hair Salon

None

Current:

Monthly

$3,304.17

PSF

$30.50


Annual

$39,650.00

haircuttery.com


Insurance:

Real Estate Taxes

Admin. Fee:

Management Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share


None

Hair Cuttery is the largest family-owned and operated chain of full-service

hair salons in the country, with nearly 900 company-owned locations on

the East Coast, in New England and the Midwest. A full-service,

value-priced salon, Hair Cuttery offers cut, colors, blowout and styling

trends for both men and women with no appointment necessary, as well as

a full line of professional hair care products. Hair Cuttery is a division of

Ratner Companies, based in Vienna, VA.

Source: haircuttery.com;


Tenant Recapture

26



Guaranty:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Co-Tenancy:

Exclusive:

Other Termination:

Lemont, Il

1

Personal

3,000

2008

01/02/2018

01/31/2028

2020, 2023

(2) 5-Yr.

None

Sushi & Thai Restaurant

None

Current:

Bump 2020:

Bump 2023:

Option 1:

Option 2:

Monthly

$4,350.00

$5,050.00

$5,250.00

$5,890.00

$6,480.00

PSF

$17.40

$20.20

$21.00

$23.56

$25.92


Annual

$52,200.00

$60,600.00

$63,000.00

$70,680.00

$77,760.00

gokitaro.com


Insurance:

Real Estate Taxes

Admin. Fee:

Management Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share


Pro Rata Share


Tenant Recapture

27

Headquarter:


GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Co-Tenancy:

Exclusive:

Other Termination:

Lemont, IL

1

2,560

2003

07/01/2003

06/30/2021

Annual

(1) 3-Yr.

None

Veterinarian Office

None

Current:

Bump 7/1/2019:

Bump 7/1/2020:

Monthly

$3,170.17

$3,234.13

$3,298.13

PSF

$14.86

$15.16

$15.46


Annual

$38,042.00

$38,809.60

$39,577.60


Insurance:

Real Estate Taxes

Admin. Fee:

Management Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share


Pro Rata Share



Tenant Recapture

28

Headquarter:


Guaranty:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Co-Tenancy:

Exclusive:

Other Termination:

Mokena, IL

27+

Personal

1,440

2000

09/01/2013

08/31/2023

Annual

None

None

Pizza Shop

None

Current:

Bump 9/1/2020:

Bump 9/1/2021

Bump 9/1/2022:

Monthly

$2,992.83

$3,052.80

$3,114.00

$3,176.40

PSF

$24.94

$25.44

$25.95

$26.47


Annual

$35,914.00

$36,633.60

$37,368.00

$38,116.80

nancyspizza.com


Insurance:

Real Estate Taxes

Admin. Fee:

Management Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share


Pro Rata Share

What began as a family owned sit-down pizzeria, expanded locally through

franchising, receiving multiple accolades, including “Best Chicago Pizza”

from many local media outlets. Nancy’s has expanded beyond Chicago to

Atlanta and California with multiple new locations on the horizon. The

company is the original creator of the “stuffed” pizza and the invention and

success has taken off. Nancy’s uses premium meats and fresh-cut

vegetables, along with a secret recipe sauce.

Source: nancyspizza.com;


Tenant Recapture

29

Headquarter:


Guaranty:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Co-Tenancy:

Exclusive:

Other Termination:

Lemont, IL

3

Personal

4,000

2018

07/01/2018

06/30/2028

Annual

(2) 5-Yr.

None

Dog Training/Boarding

None

Current:

Monthly

$4,000.00

PSF

$12.00


Annual

$48,000.00

beachfordogs.com


Insurance:

Real Estate Taxes

Admin. Fee:

Management Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share

7% on CAM/INS Expenses (Includes Management)

Pro Rata Share

The dedicated team of dog trainers, dog groomers, vet techs and

daycare staff at Beach for Dogs works together to make certain

that every dog feels loved and special. Beach is an acronym which

stands for ‘Behavioral, Educational And Coaching Health’ for

dogs. The facility offers daily examinations and recommendations,

along with dog training, grooming, daycare, boarding walking and

Source: beachfordogs.com;


Tenant Recapture

Annual Increase: 2% Annual Increases



30

Headquarter:


GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Co-Tenancy:

Exclusive:

Other Termination:

Lemont, IL

1

1,600

1998

02/29/2016

02/28/2026

None

None

None

None

None

Current:

Monthly

$2,666.67

PSF

$20.00


Annual

$32,000.00


Insurance:

Real Estate Taxes

Admin. Fee:

Management Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share


Pro Rata Share


Tenant Recapture

31

Headquarter:


Guaranty:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Co-Tenancy:

Exclusive:

Other Termination:

Lemont, IL

1

Personal

1,500

1997

05/01/2018

04/30/2023

None

(1) 5-Yr.

None

None

None

Current:

Monthly

$2,000.00

PSF

$16.00


Annual

$24,000.00


Insurance:

Real Estate Taxes

Admin. Fee:

Management Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share

20% on CAM Expenses

Pro Rata Share



Tenant Recapture

32



GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Co-Tenancy:

Exclusive:

Other Termination:

Lemont, Il

1

1,200

2014

Month-to-Month

Month-to-Month

None

None

None

None

None

Current:

Monthly

$1,600.00

PSF

$16.00


Annual

$19,200.00

alitucker.com


Insurance:

Real Estate Taxes

Admin. Fee:

Management Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share


None

From the moment a guest enters a room or takes a seat at the

table, the goal is to present an occasion that will leave them

truly enthralled by mouthwatering menus, dazzling décor and

superb service…all elements that distinguish from the ordinary.

Ali Tucker specializes in catering and party planning for any

type of event.

Source: alitucker.com;


Tenant Recapture

33

DISCLOSURE, CONFIDENTIALITY & DISCLAIMER

CONFIDENTIALITY AGREEMENT DISCLOSURE & DISCLAIMER

The information within this Offering Memorandum will set forth an

understanding regarding the relationship between the Recipient of

this package (the “Recipient”) and The Cooper Group and the

confidentiality of the investment information to be supplied to you

and your organization for use in considering, evaluating and/or

purchasing this property (the “Property”). The recipient

acknowledges that all financial, contractual, marketing, and

informational materials including but not limited to lease information,

occupancy information, financial information, projections, data

information and any other similar information provided by The

Cooper Group which relates to the Property (collectively, the

Confidential Information), whether said information was transmitted

orally, in print, in writing or by electronic media is confidential in

nature and is not to be copied or disseminated to any party without

the prior consent of The Cooper Group. The Recipient

acknowledges and agrees that the Confidential Information is of

such a confidential nature that severe monetary damage could result

from dissemination of that information to unauthorized individuals.

The Recipient shall limit access to the Confidential Information to

those individuals in the Recipient’s organization with a “need to

know” and shall take all precautions reasonably necessary to

protect the confidentiality of the Confidential Information. The

Recipient acknowledges and agrees that the Confidential

Information and any copies thereof are the property of The Cooper

Group and that all such information will be returned to The Cooper

Group upon written request. Any offers or inquiries from Recipient

in connection with this investment proposal shall be forwarded,

confidentiality, to The Cooper Group. Other than The Cooper

Group, recipient agrees that neither Recipient nor The Cooper

Group shall be obligated to pay any procuring broker fees in

connection with this investment unless a separate written Brokerage

Agreement is entered into and written acknowledgement of any

procuring Brokerage Agreement is received from all parties to the

investment transaction. Procuring brokers must provide written

introductions of potential investors and receive written

acknowledgment from The Cooper Group for representation to be

recognized. This is a confidential Memorandum intended solely for

your limited use and benefit in determining whether you desire to

express further interest in the acquisition of the Property.

The Memorandum contains selected information pertaining to the

property and does not purport to be a representation of the state of

affairs of the Property or the owner of the Property, to be all-inclusive or

to contain all or part of the information which perspective Recipients

may require to evaluate the purchase of real property. All financial

projections and information are provided for general reference purposes

only and are based on assumptions relating to the general economy,

market conditions, competition and other factors beyond the control of

the owner or The Cooper Group. All references disclosed herein related

to acreage, square footages and/or other measurements may be

approximations and the best information available. The summaries of

information included herein do not purport to be complete nor

necessarily accurate descriptions of the full agreements referenced.

Photos herein are the Property and respective owners and use of these

images without the express written consent of the owner is prohibited.

The owner and the Cooper Group expressly reserve the right, at its sole

discretion, to reject any or all expressions of interest or offers to

purchase the Property, and/or terminate discussions with any entity and

any time with or without notice which may arise as a result of review of

this Memorandum.

Neither the owner or the Cooper Group, nor any of their respective

directors, officers, affiliates or representatives make any representation

or warranty, expressed or implied , as to the accuracy or completeness

of this Memorandum or its contents; and you are to rely solely on your

investigators and inspections of the property in evaluating a possible

purchase of the Property. The information contained in this document

has been obtained from sources to be reliable. While the Cooper Group

does not doubt its accuracy, the Cooper Group has not verified it and

makes no guarantee, warranty or representation about it. It is your

responsibility to independently confirm the accuracy and completeness.

Any projections, opinions, assumptions or estimates used are for

example only and do not represent the current or future performance of

the Property. The value of this transaction to you depends on tax and

other factors which should be evaluated by your tax, financial and legal

advisors.

Cooper Commercial Investment Group

6120 Parkland Blvd., Suite 206

Cleveland, OH 44124

www.coopergrp.com

Bob Havasi [email protected]

(216) 562-1981 x10

Dan Cooper [email protected]

(216) 562-1981 x12

In Cooperation with Licenses IL Broker

http://www.coopergrp.com



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