The Shops at Lily Cache Creek

Investment Property Offering

$5,400,000 THE SHOPS AT LILY CACHE CREEK
741-769 E. Boughton Rd., Bolingbrook, IL 60440

Presented By: Thomas Vincent, Offering Highlights
CCIM Offered at 8.8% Cap Rate- 11.3%
1803 Hicks Rd., Suite D
Rolling Meadows, IL 60008 Leveraged Return
(847)963-1031
vincentt@svn.com Shadow Anchors-Meijer's, Macy's & IKEA
Excellent visibility and signage
17%+ IRR for 5 year Holding Period

04/19/2010

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Table of Contents
1 Financial Analysis
Executive Summary
Investment Information
Financial Summary
Rent Roll Summary

2 Sales Comparables
Sales Comparables Summary
Sales Comp Map
Sales Comps
Sales Comps

3 Additional Information
Location Map

4 Advisor Profile

The information listed above has been obtained from sources we believe to be reliable, however, we accept no responsibility for its correctness.


1 . Financial Analysis


THE SHOPS AT LILY CACHE CREEK Executive Summary
List Price $5,400,000
Price Per GLA $300.67
Price Per Sq.Ft. $300.67
NOI $475,844
CAP 8.81 %
Building Sq.Ft. 17,960
Land Acres 3.01
Occupancy. 100 %

PROPERTY DESCRIPTION
741-769 E. Boughton Rd., Bolingbrook, IL 60440 Construction
Two separate buildings built in 2003, attractive masonry and
steel construction. Divided into 12 spaces. Roof warranty until
HIGHLIGHTS 2013.
Renovation
Offered at 8.8% Cap Rate- 11.3% Leveraged Return Spaces have been retrofitted as needed for new tenants.
Shadow Anchors-Meijer's, Macy's & IKEA Parking
134 spaces plus cross easements.
Excellent visibility and signage
Traffic Counts
17%+ IRR for 5 year Holding Period 30,700 on E. Boughton Rd. west of I-355 directly in front of the
property and almost 92,000 on I-355 north of E. Boughton Rd.

Ingress/Egress
Cross Street I-355 Full access at signalized intersection of E. Boughton & Janes
Ave.; secondary access-right in-right out only at west boundary
Tax Parcel No. 0000000000 of property.
Market Chicago Major Tenants
Sub Market Southwest Suburbs Five Guys Burgers, U. S. Cellular, Great Clips

Year Built 2003 Area
The intersection of I-355 and E. Boughton Rd. is a "Main and
Building Class A Main" intersection in Chicago's southwest suburbs. Upon
Location Class A completion of the Costco's new store in the northeast quadrant
of the intersection there will be more than 1.5MM square feet
Zoning Type Commercial of upscale shopping available.
Signalized Corner No Property
Street Frontage 120 The Shops at Lily Cache Creek are class A construction in a class
A location. The numerous anchors in the area- Meijer's, Macy's,
No. of Buildings 2 IKEA and Costco should provide substantial shopping traffic in
No. of Stories 1 the area for many years to come.
Exclusively Listed By:
No. of Tenants 12
No. of Parking Spaces 134 Thomas Vincent, CCIM
Parking Ratio 7.4:1 (847)963-1031
vincentt@svn.com

04/19/2010

Close Aerial View

View Northeast- The Shops at Lily Cache Creek lower section of photo, E. Boughton Rd. upper section of
photo.



Investment Information
THE SHOPS AT LILY CACHE CREEK 741-769 E. Boughton Rd. Bolingbrook, IL 60440
Listing Price $5,400,000 GLA 17,960
FYE 6/30/2011 CAP 8.81 % Building S.F. 17,960
FYE 6/30/2012 CAP 8.95 % Percent Occupied 100.00 %
Price Per S.F. $300.67 Land Acres 3.01
Price Per GLA $300.67 Loan Amount $3,780,000
Expenses Per S.F. $8.98 Down Payment $1,620,000
Loan Description 70% LTV, 6% fixed for 5 years, adjusted for 2nd 5 years with 25 year amortization
schedule.

Estimated Annualized Operating Data FYE FYE 6/30/2012 FYE 6/30/2013 FYE 6/30/2014
6/30/2011

Scheduled Income $521,169 $529,588 $539,563 $553,658
Recapture / CAM $149,576 $153,215 $157,148 $161,077
Less Vacancy $33,537 $34,145 $34,386 $35,737
Gross Operating Income $637,208 $648,658 $662,325 $678,998
Less Expenses $161,364 $165,242 $169,255 $173,479
Net Operating Income $475,844 $483,416 $493,070 $505,519
Less Loan Payment $292,255 $292,255 $292,255 $292,255
Pre-Tax Cash Flow $183,589 $191,161 $200,815 $213,264
Cash on Cash Return 11.33 % 11.80 % 12.40 % 13.16 %

Estimated Annualized Expenses Highlights
FYE 6/30/2011 FYE 6/30/2012
Projected Taxes $88,942 $91,166 Offered at 8.8% Cap Rate- 11.3%
Insurance $5,031 $5,157 Leveraged Return
On-Site Management $14,853 $15,093 Shadow Anchors-Meijer's, Macy's &
IKEA
Common Area $52,538 $53,826
Maintenance Excellent visibility and signage
17%+ IRR for 5 year Holding Period
Total Expenses $161,364 $165,242
Expenses Per S.F. $8.98 $9.20



Financial Summary
Estimated Annualized Operating Data FYE FYE 6/30/2012 FYE 6/30/2013 FYE 6/30/2014
6/30/2011

Scheduled Income $521,169 $529,588 $539,563 $553,658
Recapture / CAM $149,576 $153,215 $157,148 $161,077
Less Vacancy $33,537 $34,145 $34,386 $35,737
Gross Operating Income $637,208 $648,658 $662,325 $678,998
Less Expenses $161,364 $165,242 $169,255 $173,479
Net Operating Income $475,844 $483,416 $493,070 $505,519
Less Loan Payment $292,255 $292,255 $292,255 $292,255
Pre-Tax Cash Flow $183,589 $191,161 $200,815 $213,264
Cash on Cash Return 11.33 % 11.80 % 12.40 % 13.16 %

Estimated Expense Summary FYE 6/30/2011 FYE 6/30/2012 FYE 6/30/2013 FYE 6/30/2014
Total Estimated Expense $161,364 $165,242 $169,255 $173,479

Proposed Financial Summary First Mortgage
Loan Amount $3,780,000
Interest Rate 6.00%
Annual Payment $292,255
Annual Principal Reduction $67,285
Loan Type Fixed
Terms and Description 70% LTV, 6% fixed for 5 years, adjusted for 2nd 5 years with 25 year
amortization schedule.



www.s vn .co m

Rent Roll Summary
Space Tenant Name Occupied Annual Occupied % of Escalations / Options / Comments
Number S.F. Rent S.F. Rent Total
741 Five Guys Burgers 2,360 $30.50 $71,980 13.1 % 12% in Yr.6
Two for 5 Years each with 12%
increases-each period
May cancel if sales of less than $1MM in
2 consecutive semi-annual periods in first
5 years. Occupancy 9/2010.
741 B Wireless Now dba T 1,500 $27.25 $40,875 8.4 % 12% in each option period.
Mobile Two for five years each with 12%
increases in each period.
Occupancy 10/2010.
747 The UPS Store 1,200 $27.50 $33,000 6.7 % None
One 5 year option at market rent.
Exercised first option in 2008.
749 Elegant Nails 1,200 $31.04 $37,248 6.7 % Annual escalations of 3%.
None
Exercised option in 2008.
751 Baskin Robbins 1,200 $30.00 $36,000 6.7 % 10% in Year 6.
Two for 5 years each at 10% increase
each period.
$25,000 Letter of Credit for Security
Deposit.
753 LA Tan 1,500 $25.34 $38,010 8.4 % 3% annual escalations.
None
757 Dean's Grill 2,100 $28.15 $59,115 11.7 % 2% Annually.
Two for five years each with annual
increases of 2%.
$9 PSF cap on Taxes and CAM excluding
snow removal until 2014.
761 Lily Cache Dental 1,800 $28.98 $52,164 10.0 % 3% in 2012 for remaining lease term.
Three of 5 years each. 3% increase every
other year.


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Space Tenant Name Occupied Annual Occupied % of Escalations / Options / Comments
Number S.F. Rent S.F. Rent Total
763 U S Cellular 1,200 $35.00 $42,000 6.7 % 5.7% increase in 2011 for remaining lease
term.
None
765 Bella's Grooming & Spa 1,200 $28.40 $34,080 6.7 % 2.5% annual escalations.
One for 5 years with 3% annual increases
767 Great Clips 1,200 $29.50 $35,400 6.7 % None
None
769 Quizno's 1,500 $26.00 $39,000 8.4 % 3.8% if one year option exercised.
One for one year at 3.8% increase.
17,960 $518,872 100.0 %


2 . Sales Comparables


www.s vn .co m

Sales Comparables Summary
Sales Comparables - Closed

Property Location Sale Price Year Built Bldg S.F. Price/S.F. CAP Parking Spaces Close Photo
Woodgrove Festival Outlot $2,000,000 2002 6,262 $319.39 4.50 % 2/10/2010
1001 75th St. Outlot to Kohl's Store located Woodgrove Festival, a 250,000 SF center in an established shopping area only
Downers Grove ,IL 60516 2.6 miles from the subject. Average rent of $18 PSF. Cap rate estimated by REIS with 9% vacancy rate.

Carol Stream Shoppes II $5,100,000 2007 19,378 $263.19 8.20 % 12/02/2008
600 E. North Ave. Neighborhood center anchored by Starbucks and Aamco Transmission. Average rents $25PSF. 93%
Carol Stream,IL 60188 occupancy at sale date estimated by REIS.

Romeoville Commons $3,800,000 2008 14,960 $254.01 7.97 % 10/03/2008
632 Weber Rd. Neighborhood center anchored by several restaurants with rents averaging $25+ PSF. Down payment of 32%.
Romeoville,IL 60446 100% occupancy estimated by REIS at sale date.

Carol Plaza $4,037,500 1991 15,000 $269.17 6.80 % 06/03/2008
161 Schmale Rd. Neighborhood center. Tenants include Subway and State Farm. 90% occupancy at sale date estimated by
Carol Stream,IL 60188 REIS.


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Property Location Sale Price Year Built Bldg S.F. Price/S.F. CAP Parking Spaces Close Photo
Greenfield Commons $6,000,000 2006 20,612 $291.09 5.60 % 10/31/2007
2292-2302 Indian Trail Neighborhood center anchored by Factory Card Outlet. 94% occupied at sale date. Average rent of $20+/-
Aurora,IL 60502 PSF. 38% down payment.

Averages $4,187,500 2003 15,242 $279.37 6.61 %


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Averages For All Sales Comparables

Sale Price Year Built Bldg S.F. Price/S.F. CAP Parking Spaces Close

Averages $4,187,500 2003 15,242 $279.37 6.61 %


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Sales Comp Map


Sales Comps

Sales Price Comparison PSF

Comparable Properties
1 Woodgrove Festival Outlot 2 Carol Stream Shoppes II
3 Romeoville Commons 4 Carol Plaza
5 Greenfield Commons



Sales Comps

CAP RATE Comparison

Comparable Properties
1 Woodgrove Festival Outlot 2 Carol Stream Shoppes II
3 Romeoville Commons 4 Carol Plaza
5 Greenfield Commons



3 . Additional Information


Aerial View Including The Promenade at Bolingbrook

View West -The Shops at Lily Cache Creek at mid right, Meijer's lower center, Promenade upper left. I-355
along lower section of photo.



Aerial Overview I-355 & E. Boughton Rd.

The Shops at Lily Cache Creek mid-left, Staples, Bed Bath & Beyond and IKEA mid-right.



www.s vn .co m

Location Map

Excellent visibility from Boughton Rd.


4 . Advisor Profile


Thomas Vincent, CCIM

Advisors
Sp e r r y Va n N e s s Ad v is o r s

Tom Vincent, CCIM serves as a Managing Director for Sperry Van Ness,
specializing in the sale of shopping centers and net leased properties nationwide.
He also sells industrial, office and multifamily properties in Chicago and the
Midwest. With over 35 years of experience, Vincent has secured over 300
transactions with a sales volume valued at over $360 million in the last nine years
including numerous 1031 exchange transactions.

Prior to joining Sperry Van Ness, Vincent operated Sentinel Realty Advisors, Inc.
for more than five years. He owned and operated Fidelity Mortgage & Investment
Corp.for over 20 years specializing in brokerage of commercial loans for all
property types. He served as president and COO of Union Realty Mortgage
Company and Senior Vice President HIC of Florida, a subsidary of Chase
Manhattan Bank where he was instrumental in liquidating a $250MM portfolio of
distressed assets.

Vincent earned the CCIM designation in 1997 and is the past president (2004) of
the Illinois Chapter of CCIM and a member of the International Council of
Shopping Centers. Since 1991 Vincent has served as chairman of the Plan
Commission for the City of Rolling Meadows, Illinois.

He earned his bachelor's degree in banking and finance from the University of
North Texas. Pam Vincent, CPA assists in the operation.
Thomas Vincent,
CCIM
Managing Director
Sperry Van Ness

The Shops at Lily Cache Creek

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