Marshall Square Shopping Center N. MICHIGAN AVE.

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1 OFFERING PRICE: $895,000 (9.9% CAP RATE) FULLY LEASED & RECENTLY RENOVATED RETAIL CENTER HIGHLIGHTS INCLUDE: FULLY LEASED WITH LONG TERM STABLE TENANTS EXCELLENT LOCATION ON MICHIGAN AVE. BETWEEN I-70 AND DOWNTOWN MARSHALL, IL & 12 MILES TO TERRE HAUTE, IN EXTENSIVE UPDATES TO FAÇADE, PARKING LOT & TENANT IMPROVEMENTS

2 Qualified investors have the opportunity to acquire a fully occupied and renovated shopping center, with a stable tenant base that has been under the same management for 15 years. Marshall Square Shopping Center Is located on Highway 1 (Michigan Avenue), the main North/South arteriole on Illinois Eastern border, with a daily traffic count of more than 8,000 vehicles. The oversize parking lot allows the option of building a small outparcel and increasing the income and value. o New façade o New parking lot o Built out the kitchen for the new pizza restaurant o Added a bathroom to the ESales space o Reworked rain gutters o Pressure washed building and walkways o New lighting over walkways o Renovated the interior of the free-standing building o Total renovation expense over the past year, $160,000 o Offering credit to Buyer $25,000 to replace two HVAC units Marshall Square Shopping Center 9,900 VPD 21,500 VPD

3 PRO FORMA INCOME STATEMENT Marshall Square Shopping Center INVESTMENT ASSUMPTIONS FINANCING TERMS RETURN MEASURES Investment Price $895,000 Initial Outlay $179,000 Internal Rate of Return (1031) NOI (Year 1) $88,175 Initial Loan Amount $716,000 Before Tax After Tax Cap Rate 9.9% Loan Amortization Term 20 Year % 26.53% Total Rentable Square Feet 25,000 Interest Rate on Loan 4.00% Year % 22.23% Purchase Price per Rentable Square Foot $35.80 Debt Service $52,066 Year % 28.01% Loan to Value 80% RETURN MEASURES PRO-FORMA ASSUMPTIONS Cash on Cash Return Vacancy Factor/Credit Loss 0% TAX ASSUMPTIONS Before Tax After Tax Value/Rent Increases 0% Allocated Land Cost $179,000 Year % 13.20% Cost Increases 0% Beginning Tax Basis $716,000 Year % 12.51% Selling Costs 0% Depreciation Years 39.0 Year % 12.12% Capital Reserves $0.00 Marginal Tax Bracket 30% Year % 39.16% Income Combined Rental Income 99,327 99,327 99,327 99,327 99,327 99,327 99,327 99,327 99, ,140 Tax Reimbursement CAM Reimbursement 9,201 9,201 9,201 9,201 9,201 9,201 9,201 9,201 9,201 9,201 Insurance Reimbursement % Rent Other (-) Vacancy Factor Gross Effective Income 108, , , , , , , , , ,341 Operating Expenses Total Operating Expenses 20,353 20,353 20,353 20,353 20,353 20,353 20,353 20,353 20,353 20,353 Administration Repairs and Maintenance Capital Reserves Insurance Taxes Total Operating Expenses -20,353-20,353-20,353-20,353-20,353-20,353-20,353-20,353-20,353-20,353 NET OPERATING INCOME 88,175 88,175 88,175 88,175 88,175 88,175 88,175 88,175 88, ,988 Capital and Tenant Costs Capital Reserves Tenant Improvements Leasing Commissions Total Capital and Tenant Costs NET OPERATING CASH FLOW 88,175 88,175 88,175 88,175 88,175 88,175 88,175 88,175 88, ,988 Debt Service -52,066-52,066-52,066-52,066-52,066-52,066-52,066-52,066-52,066-52,066 PRETAX CASH FLOW 36,109 36,109 36,109 36,109 36,109 36,109 36,109 36,109 36, ,922 Income Taxes -12,483-12,775-13,078-13,394-13,723-14,065-14,421-14,792-15,177-36,823 AFTERTAX CASH FLOW 23,626 23,334 23,031 22,715 22,386 22,044 21,688 21,318 20,932 70,100

4 Profit'&'Loss'Statement Properties:''Marshall'Square'Shopping'Center INCOME Annual EXPENSE Annual 50001Management1Fees1Expense $ , 'Happy'Tails $''''''''' 5, 'Wireless'Mike's $''''''''' 7, 'EMAXX $''''''''' 7, 'Pest'Control' $'''''''''''' 'Vito'Provolone $''''''' 16, 'Landscaping $''''''''' 1, 'H&R'Block $''''''' 10, 'Snow'Removal' $''''''''' 1, 'Marshall'IL'Family'Video $''''''' 15, Total1Cleaning1&1Maintenance1Expense1(nonDposting) $''''''''' 3, 'Washburn $''''''' 18, 'Snow'Cone'Kiosk $'''''''''''' 'Family'Fitness $''''''' 16, 'Building'Insurance'Expense $''''''''' 1, Total1Rental1Income1(nonDposting)1 $ , Total1Insurance1Expense1(nonDposting) $''''''''' 1,295 $''''''''' 2, 'Door'Repairs $'''''''''''' 300 $'''''''''''' Total1Repairs1&1Maintenance1Expense1(nonDposting) $'''''''''''' 300 $''''''''' 6, Total1CAM1Income1(nonDposting) $''''''''''' 9, 'Property'Taxes $''''''''' 7, Total1Taxes1Expense1(nonDposting) $''''''''' 7,588 Monthly Rent Roll Analysis Properties: Marshall Square Shopping Center Results as of September 7, 2016 Misc Total Security Move-in Last Rent Increase Customer Unit # Unit Type Rent Charges Charges Deposit Date Lease End Increase Amount Marshall Square Shopping Center Happy Tails ,425 SF $ 475 $ 143 $ 618 $ - 10/1/2010 1/1/ Wireless Mike's ,575 SF $ 650 $ 135 $ 785 $ 550 2/1/2007 2/10/2017 8/1/ EMAXX SF $ 650 $ 125 $ 775 $ - Vito Provolone ,100 SF $ 1,400 $ 200 $ 1,600 $ - 9/1/2021 H & R Block ,500 SF $ 902 $ 164 $ 1,067 $ - 11/1/2007 4/30/2018 Marshall, IL Family Video ,000 SF $ 1,300 $ - $ 1,300 $ - 12/1/ /31/2016 5/1/ Washburn ,000 SF $ 1,500 $ 1,500 $ - 6/30/ /1/2018 Snow Cone Kiosk Kiosk $ 50 $ - $ 50 $ - 5/20/2011 8/1/2015 1, Family Fitness ,700 SF $ 1,400 $ - $ 1,400 $ 1,500 6/1/2013 2/28/2016 4/1/2013 1, Total for Property 20,150&SF $ 8,327 $ 767 $ 9,094 $ 2, 'Utilities'Expense'(non@posting) 5402'Water'&'Sewer $''''''''' 1, 'Electric $''''''''' 3, Total1Utilities1Expense1(nonDposting) $''''''''' 4,111 TOTAL1INCOME $11109,127 TOTAL1EXPENSES $11120,353 NOI $1188,774

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6 MARSHALL, IL Population ~ 4000 Located between Effingham, IL and Terre Haute, IN Located in Clark County, Illinois TRW Automotive operates an electronic manufacturing facility in town