https://www.crexi.com/properties/1734436/michigan-boston-edison-historic-district---value-add---multifamily?crexi_url_type=2&eblast_position=8&utm_source=recommended_properties&utm_medium=email&utm_campaign=sales+12_1_25_11_17&recommId=48bc5cba-a6a7-49b4-9755-871aa4d20e95&templateId=140

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

Category Monthly Annual Actual OPEX (from rent roll) $2,302 $27,624 Gross Income (actual) $9,895 $118,740 35% Expense Ratio Equivalent $3,463 $41,382 🔸 Comparison Summary Metric Actual 35% Ratio Difference Monthly Expenses $2,302 $3,463 +$1,161 higher under 35% Annual Expenses $27,624 $41,382 +$13,758 higher under 35% NOI (Actual) $91,116 $77,358 $13,758 lower under 35% Cap Rate (at $900K) 10.1% 8.6% ↓ 1.5 points Monthly Cash Flow (after $3,560 payment) $4,033 $3,396 ↓ $637 ⚖️ Interpretation The current expenses (≈23% of income) are low but possible for a small, tenant-maintained park with water/trash only paid by owner. Using a more conservative 35% ratio gives a truer long-term picture — covering reserves, turnover, and management overhead. Even at 35%, the deal still cash flows strongly, producing roughly $3,400/month net to owner after debt services

, IL 19-Unit Property Operating Summary (Current & After Renovation) Category Before Renovation After Renovation Units 19 Avg Rent / Unit $778.95. $833.00 Monthly Gross Incom$14,800 $15,833 Annual Gross Income $177,600 $190,000 Expense Ratio 40% Annual Expenses. $71,040. $76,000 Net Operating Income (NOI) $106,560 $114,000 NOI / Month. $8,880. $9,500 Value @ 7% Cap Rate $1,522,286 $1,628,571 Value Increase — +$106,285 Price per Door (Asking $700K) $36,842 $36,842 💰 OFFER SCENARIOS 1.Cash$470,000 $47,000 —$106,560 22.7% N/A $8,880 22.7% $24,737 Seller Finance $550,000 $55,000 $495,000 2.6% $2,200 $26,400 $106,560 19.4% 4.04 $6,680 145% $28,947 3.Owner Finance $649,900 $64,990 $584,910 0% $3,000 $36,000 $106,560 16.4% 2.96 $5,880 108% $34,205 🧱 After-Renovation Effect on Each Option (Using $190,000 Annual Income, 40% Expenses) Option New NOI Cap Rate Value @ 7% Cap Value Gain vs. Cost 1 – Cash ($470K) $114,000 24.3% $1,628,571 +$1.16M 2 – $550K @ 2.6% $114,000 20.7% $1,628,571 +$1.08M 3 – $649.9K @ 0% $114,000 17.5% $1,628,571 +$928K 4 – $700K @ 2.6% $114,000 16.3% $1,628,571 +$878K 5 – Cash ($700K) $114,000 16.3% $1,628,571 +$878K Need earnest ad down in order to offer 1

https://www.crexi.com/properties/2167277/texas-manus-11-units-apartment?recommId=376f219a0197949e9e0cbd550c4ad45c