Nov 3 • Crunch The Numbers
Need Ernest and deposit
Perfect. Below is the complete combined investment package summary — everything merged cleanly: the official offering summary, property description, financial performance from the brochure, and your three structured offers (cash, seller-financed, and full-ask owner-finance).
🏘 28-Unit Turnkey Multifamily Portfolio — Decatur, Illinois
📍 PROPERTY OVERVIEW
A rare opportunity to acquire two stabilized, renovated multifamily assets located just minutes apart in Decatur, IL — offered as a single 28-unit portfolio.
Both properties are within walking distance of downtown shopping, dining, parks, schools, and public transit.
Properties Included:
One (17 units)
Two (11 units)
Each property features primarily 1-bedroom / 1-bath layouts, plus one 2-bedroom / 1-bath unit per building. Over the past year, both properties have undergone comprehensive renovations, including:
New windows and modern flooring
Updated kitchens and bathrooms
Fresh interior finishes
Exterior improvements
Both assets provide turnkey performance with minimal ongoing capital expenditure.
Amenities include off-street parking, on-site laundry, and landscaped courtyards — increasing tenant appeal and stability.
🏢 OFFERING SUMMARY
Asking Price (Portfolio) $1,380,000
Total Units 28
Lot Size 25,500 SF
Building Size (combined) 11,000 SF
Current NOI $170,767
Pro Forma Cap Rate 12.37%
Price per Door $49,285
Average Rent (current) $667 / unit
Current Gross Rent $14,665 / month
Potential Fully-Leased Rent $18,676 / month
Projected Stabilized Cap Rate 14.5%
🧾 PROPERTY FINANCIALS (from brochure)
property one
Property Revenue: $148,439.52
Total Expenses: $42,084.10
NOI: $106,355.34 property on
Property 2
Property Revenue: $91,179.76
Total Expenses: $26,766.86
NOI: $64,412.90
Combined Portfolios
Total Revenue: $239,619.28
Total Expenses: $68,851.04
Net Operating Income (NOI): $170,767.24
Cap Rate (at $1.38M): 12.37%
💰 OFFER SCENARIOS COMPARISON
Offer 1 – Cash Offer
Purchase Price $980,000
Repairs $50,000
Closing Costs (2%) $19,600
Total Cash Required $1,049,600
NOI $117,099
Cap Rate 11.95%
Price per Door $35,000
Monthly Cash Flow $9,758
Cash-on-Cash Return 19.05%
Total % Down Required 27.10%
Offer 2 – Seller-Financed (7-Year Balloon, 2.5%)
Purchase Price $1,000,000
Down Payment $200,000 (20%)
Owner-Financed Loan $800,000
Term 7 years, 2.5% interest
Monthly Payment $5,000
Annual Debt Service $60,000
Remaining Balloon $494,353
Total Principal Paydown $305,647
NOI $117,099
DSCR 1.95
Monthly Cash Flow $4,758
CoC Return 24.3%
Total % Down Required 23.5%
Offer 3 – Seller-Financed (10-Year Balloon, 0% Interest)
Purchase Price $1,380,000 (Full Ask)
Down Payment $276,000 (20%)
Owner-Financed Loan $1,104,000
Term 10 years, 0% interest
Monthly Payment $5,500
Annual Debt Service $66,000
Balloon Payment $642,000
NOI $117,099
Cap Rate 8.49%
DSCR 1.77
Monthly Free Cash Flow $4,258
CoC Return 16.04%
Total % Down Required 23.09%
🧭 SUMMARY INSIGHT
Offer Structure Price Interest Balloon CoC Return DSCR Monthly Cash Flow
1 Cash Offer $980,000 N/A None 19.05% N/A $9,758
2 Seller-Finance $1,000,000 2.5% 7 Years 24.30% 1.95 $4,758
3 Full Ask Owner-Finance $1,380,000 0% 10 Years 16.04% 1.77 $4,258
🏁 Key Takeaways
Offer 1 (Cash) gives the highest immediate yield and lowest purchase price.
Offer 2 (Seller Financing @ 2.5%) delivers the strongest CoC return and healthy cash flow with long-term upside.
Offer 3 (0% Interest) achieves full asking price for the seller but still provides solid cash flow and equity growth.
All three maintain strong DSCR (1.7–1.9) and align with value-add potential through rent increases and unit stabilizat
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Need Ernest and deposit
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