KI S E R

GROUP
1539 W. Devon Chicago, IL

OFFERING

DISCLAIMER
The information contained in this offering is proprietary and confidential and intended only for the use of the party receiving it from Kiser Group. It is not to be distributed to without the written approval of Kiser Group. The purpose of this offering is to provide summary information to prospective investors and to establish a preliminary level of interest in the property. THE INFORMATION IS NOT A SUBSTITUTE FOR A THOROUGH DUE DILIGENCE INVESTIGATION BY A PROSPECTIVE INVESTOR. The offering is not intended to be comprehensive or to contain all the information needed or required by a prospective investor. All financial projections are based on assumptions and predictions and may thus be subject to material variation. Neither Kiser Group nor the Owner nor any of their respective agents, employees, officers, or principals have made or will make any REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, AS TO THE ACCURACY OR COMPLETENESS OF THE INFORMATION in the offering, including but not limited to number of legal units, income and expenses of the property; projected financial performance of the property; size and square footage of the property; presence or absence of contaminating substances, lead, PCB's or asbestos; compliance with State, Federal, Municipal or other local regulations; compliance with the Americans with Disabilities Act; existence of lead-based paint hazards; physical condition or age of the property or improvements; suitability for prospective investors' intended use; or financial condition or occupancy plans of tenants. ALL POTENTIAL INVESTORS ARE RESPONSIBLE TO TAKE APPROPRIATE STEPS TO VERIFY ALL INFORMATION SET FORTH HEREIN AND CONDUCT THEIR OWN THOROUGH DUE DILIGENCE BEFORE PURCHASING THE PROPERTY. Potential investors assume all risk for any inaccuracies or inconsistencies.

STATE OF ILLINOIS AGENCY AND DUAL AGENCY DISCLOSURE

Kiser Group has designated a Kiser Group Agent/Licensee to represent the Owner of the subject property in the sale of that property. That designated agent is the listing agent for the property. If there is no other Kiser Group agent/licensee or cooperating broker representing the Buyer, the listing agent will also be deemed to represent the Buyer in the transaction, unless the Buyer states in writing otherwise. As a potential Buyer of the property, you should be informed that Illinois requires the following disclosure and consent regarding dual agency: Representing more than one party to a transaction presents a conflict of interest since both clients may rely upon the agent/licensees advice and the clients respective interests may be adverse to each other. Agent/Licensee will undertake this representation only with the written consent of ALL clients in the transaction. Any agreement between the clients as to a final contract price or terms and other terms is a result of negotiations between the clients acting in their own best interest and on their own behalf. Buyer hereby acknowledges that Agent/Licensee has explained the implications of dual representation, including the risks involved, and understands that Buyer has been advised to seek independent advice from its advisors or attorneys before signing any documents in this transaction. WHAT AN AGENT/ LICENSEE CAN DO FOR CLIENTS WHEN ACTING AS A DUAL AGENT: 1. Treat all clients honestly. 2. Provide information about the property to the buyer. 3. Disclose all latent material defects in the property that are known to the Agent/Licensee. 4. Disclose financial qualification of the buyer to the seller. 5. Explain real estate terms. 6. Help the buyer arrange for property inspections. 7. Explain closing costs and procedures. 8. Help the buyer compare financing alternatives. 9. Provide information about comparable properties that have sold so both clients may make educated decisions on what price or terms to accept or offer. WHAT AN AGENT/LICENSEE CANNOT DISCLOSE TO CLIENTS WHEN ACTING AS A DUAL AGENT: 1. Confidential information that Agent/Licensee may know about a client, without that clients permission. 2. The price or terms the seller will take other than the listing price or terms without permission of the seller. 3. The price or terms the buyer is willing to pay without permission of the buyer. 4. A recommended or suggested price or terms the buyer should offer. 5. A recommended or suggested price or terms the seller should counter with or accept. If either client is uncomfortable with this disclosure and the dual representation please let Agent/Licensee know. You are not required to accept a dual agency representation. By accepting a dual agency relationship, you understand this form and voluntarily consent to Agent/Licensee acting as a dual agent (that is, to represent BOTH the seller and buyer) should that become necessary.

STATE OF ILLINOIS DISCLOSURE REGARDING CONTEMPORANEOUS OFFERS

A Kiser Group Agent/Licensee is permitted under Illinois state law to show alternative properties to prospective buyers and to show properties in which a client is interested as a buyer to other prospective buyers. Accordingly, the Kiser Group Agent/Licensee representing you as a potential buyer for a property may also be showing that property to other potential buyers and making or preparing contemporaneous offers or contracts to purchase that property for other buyers. If you request to be represented by a different agent/licensee, you shall be referred to another designated agent of Kiser Group.

DISCLOSURE AND CONSENT TO DUAL AGENCY

(DESIGNATED AGENCY)
NOTE TO CONSUMER: THIS DOCUMENT SERVES THREE PURPOSES. FIRST, IT DISCLOSES THAT A REAL ESTATE LICENSEE MAY POTENTIALLY ACT AS DUAL AGENT, THAT IS, REPRESENT MORE THAN ONE PARTY TO THE TRANSACTION. SECOND, THIS DOCUMENT EXPLAINS THE CONCEPT OF DUAL AGENCY. THIRD, THIS DOCUMENT SEEKS YOUR CONSENT TO ALLOW THE REAL ESTATE LICENSEE TO ACT AS A DUAL AGENT. A LICENSEE MAY LEGALLY ACT AS A DUAL AGENT ONLY WITH YOUR CONSENT. BY CHOOSING TO SIGN THIS DOCUMENT, YOUR CONSENT TO DUAL AGENCY REPRESENTATION IS PRESUMED.

The undersigned __________________________________________, (Licensee), may undertake a dual

(insert name(s) of Licensee undertaking dual representation)

representation (represent both the seller or landlord and the buyer or tenant) for the sale or lease of property. The undersigned acknowledge they were informed of the possibility of this type of representation. Before signing this document please read the following: Representing more than one party to a transaction presents a conflict of interest since both clients may rely upon Licensees advice and the clients respective interests may be adverse to each other. Licensee will undertake this representation only with the written consent of ALL clients in the transaction. Any agreement between the clients as to a final contract price and other terms is a result of negotiations between the clients acting in their own best interests and on their own behalf. You acknowledge that Licensee has explained the implications of dual representation, including the risks involved, and understand that you have been advised to seek independent advice from your advisors or attorneys before signing any documents in this transaction.

WHAT A LICENSEE CAN DO FOR CLIENTS WHEN ACTING AS A DUAL AGENT

1. 2. 3. 4. 5. 6. 7. 8. 9. Treat all clients honestly. Provide information about the property to the buyer or tenant. Disclose all latent material defects in the property that are known to the licensee. Disclose financial qualification of the buyer or tenant to the seller or landlord. Explain real estate terms. Help the buyer or tenant to arrange for property inspections. Explain closing costs and procedures. Help the buyer compare financing alternatives. Provide information about comparable properties that have sold so both clients may make educated decisions on what price to accept or offer.

WHAT LICENSEE CANNOT DISCLOSE TO CLIENTS WHEN ACTING AS A DUAL AGENT

1. 2. 3. 4. 5. Confidential information that Licensee may know about a client, without that clients permission. The price or terms the seller or landlord will take other than the listing price without permission of the seller or landlord. The price or terms the buyer or tenant is willing to pay without permission of the buyer or tenant. A recommended or suggested price or terms the buyer or tenant should offer. A recommended or suggested price or terms the seller or landlord should counter with or accept.

If either client is uncomfortable with this disclosure and dual representation, please let Licensee know. You are not required to sign this document unless you want to allow the Licensee to proceed as Dual Agent in this transaction. By signing below, you acknowledge that you have read and understand this form and voluntarily consent to Licensee acting as a Dual Agent (that is, to represent BOTH the seller or landlord and the buyer or tenant) should that become necessary. CLIENT: ____________________________________ Date: ______________________________________ CLIENT: _________________________________ Date: ___________________________________

LICENSEE: __________________________________

Date: ___________________________________

1539 W Devon Offering

Property Description

1539 W Devon is a fully occupied fourteen unit SRO property that is made up of twelve (12) residential units and two commercial spaces on Devon Avenue. The property consists of eight (8) efficiency units with shared bathrooms, three (3) efficiency units with kitchenettes and shared bathrooms, and one larger studio apartment with a private bath. There is also a two-car garage in the rear that is currently leased. The property just received updated porches on a repair and replace permit, has a new hard-wired fire alarm system, newer boiler, and updated electrical. The roof was torn off and replaced approximately ten years ago. The residential tenancy in the building is long-term, with some tenants having been in the building for over 10 years. Because of this, the property runs more like a typical apartment building than an SRO property. The opportunity with this asset is to acquire a property that will cash flow significantly higher than a straight-forward apartment property in the surrounding area, with the opportunity to convert into a higher end apartment property down the road.

The information contained herein has been secured by sources believed to be reliable. Kiser Group, however, makes no representation or warranty, expressed or implied, as to the accuracy of the information. Buyer assumes all risk for any inaccuracies.

1539 W Devon Offering

Map

The information contained herein has been secured by sources believed to be reliable. Kiser Group, however, makes no representation or warranty, expressed or implied, as to the accuracy of the information. Buyer assumes all risk for any inaccuracies.

1539 W Devon Offering

Pricing & Cash Flow

1539 W Devon
Number of Units: Net Rentable Square Feet: Year Built: Lot Dimensions: 14 6,150 1915 30'x115' Price/Unit: Price/SF: Zoning:

$525,000
$37,500 $85 B1-1

CASH FLOW
Gross Operating Income Total Expenses Net Operating Income Debt Service* Cash Flow $94,713 $38,994 $55,719 $23,674 $32,045

Current
5.54 GRM 41.17% Expense Ratio 10.61% Cap Rate 2.35 DCR 20.35% Cash Return

End of Year 1 Proforma

$96,761 $39,737 $57,024 $23,674 $33,350 5.43 GRM 41.07% Expense Ratio 10.86% Cap Rate 2.41 DCR 21.17% Cash Return

*Proposed Financing
Equity First Mortgage Interest Rate Amortization $157,500 $367,500 5.00% 30 30% 70%

The information contained herein has been secured by sources believed to be reliable. Kiser Group, however, makes no representation or warranty, expressed or implied, as to the accuracy of the information. Buyer assumes all risk for any inaccuracies.

1539 W Devon Offering

Income & Expense Detail

INCOME Gross Scheduled Rent Scheduled Gross Income Estimated Vacancy Gross Operating Income 5.00% Annual $96,540 $99,540 $4,827 $94,713

Current Monthly $8,045 (see rent roll) $8,295 $402 $7,893 5.00%

End of Year 1 Proforma Annual Monthly $98,696 $8,225 $101,696 $8,475 $4,935 $96,761 $411 $8,063

EXPENSE Taxes Insurance Gas Electric Water Scavenger Fire Alarm Management* Janitor * Decorating* Maint/Repairs* Reserves* Miscellaneous* Total Expense Expenses - Net of Taxes Net Operating Income *Brokers estimate of expense

Annual $7,412 $3,500 $6,500 $1,550 $1,000 $1,000 $350 $4,586 $4,200 $2,800 $3,150 $2,030 $917 $38,994

Per Unit $529.43 $250.00 $464.29 $110.71 $71.43 $71.43 $25.00 $327.55 $300.00 $200.00 $225.00 $144.96 $65.51 $2,785 $2,256

Per NRSF $1.21 $0.57 $1.06 $0.25 $0.16 $0.16 $0.06 $0.75 $0.68 $0.46 $0.51 $0.33 $0.15 $6.34 $5.14

Annual $7,634 $3,605 $6,695 $1,597 $1,030 $1,030 $361 $4,688 $4,200 $2,800 $3,150 $2,030 $918 $39,737

Per Unit $545.31 $257.50 $478.21 $114.04 $73.57 $73.57 $25.75 $334.86 $300.00 $200.00 $225.00 $144.96 $65.59 $2,838.37 $2,293.06

Per NRSF $1.24 $0.59 $1.09 $0.26 $0.17 $0.17 $0.06 $0.76 $0.68 $0.46 $0.51 $0.33 $0.15 $6.46 $5.22

$55,719

$57,024

The information contained herein has been secured by sources believed to be reliable. Kiser Group, however, makes no representation or warranty, expressed or implied, as to the accuracy of the information. Buyer assumes all risk for any inaccuracies.

1539 W Devon Offering

Rent & Unit Analysis

UNIT DATA Number of Units 8 3 1 2 Unit Type Efficiency Efficiency+ Studio Commercial Unit SF 150 200 350 2,000

CURRENT RENT Average Monthly Minimum Rent Maximum Rent Rent/Unit $430 $540 $565 $1,200 $430 $560 $565 $1,200 $430 $550 $565 $1,200

Average Monthly Rent/SF $2.87 $2.75 $1.61 $0.60

Average Monthly Rent/Unit $443 $567 $582 $1,200

PROFORMA RENT Average Monthly % Increase Above Rent/SF Current Rent $2.95 $2.83 $1.66 $0.60 3.00% 3.00% 3.00% 0.00%

Unit Type Proportion

Square Footage Proportion

Commercial 14% Studio 7% Efficiency 57% Efficiency+ 22% Commercial 65%

Efficiency 19%

Efficiency+ 10% Studio 6%

The information contained herein has been secured by sources believed to be reliable. Kiser Group, however, makes no representation or warranty, expressed or implied, as to the accuracy of the information. Buyer assumes all risk for any inaccuracies.

1539 W Devon Offering

Rent Roll

Unit

Unit Type

SF

Current Rent $430 $430 $430 $430 $430 $430 $430 $430 $540 $540 $560 $565 $1,200 $1,200 $8,045 $575

Gross Gross Potential Market Scheduled Rent/Month (see Rent Rent/Month Survey) $430 $430 $430 $430 $430 $430 $430 $430 $540 $540 $560 $565 $1,200 $1,200 $8,045 $575 $443 $443 $443 $443 $443 $443 $443 $443 $567 $567 $567 $582 $1,200 $1,200 $8,225 $587

1 2 3 4 5 6 7 8 9 10 11 12 1537 1539 Total Average

Efficiency Efficiency Efficiency Efficiency Efficiency Efficiency Efficiency Efficiency Efficiency+ Efficiency+ Efficiency+ Studio+Bath Store Store

150 150 150 150 150 150 150 150 200 200 200 350 2,000 2,000 6,150 439

*1537 is occupied by Seller, who would like to lease-back at closing **1539 is a gross lease with 2 years left on term.

The information contained herein has been secured by sources believed to be reliable. Kiser Group, however, makes no representation or warranty, expressed or implied, as to the accuracy of the information. Buyer assumes all risk for any inaccuracies.

Kiser Group
1628 W. Montrose Ave. Chicago, IL 60613 Tel 773-293-5000 Fax 773-293-5001 www.kisergroup.com