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Home My WebLink AboutResolution #5438RESOLUTION NO. 5438 A RESOLUTION AUTHORIZING SALE OF SURPLUS PUBLIC REAL ESTATE LOCATED AT OR ABOUT 155 S. 2°d AVENUE WHEREAS, the City of Canton, Fulton County, Illinois ("City"), is a non -home rule unit of government; WHEREAS, Section 11-76-4.1 of the Illinois Municipal Code (65 ILCS 5/11-76-4.1) provides: Sale of surplus real estate. The corporate authorities of a municipality by resolution may authorize the sale or public auction of surplus public real estate. The value of the real estate shall be determined by a written MAI certified appraisal or by a written certified appraisal of a State certified or licensed real estate appraiser. The appraisal shall be available for public inspection. The resolution may direct the sale to be conducted by the staff of the municipality; by listing with local licensed real estate agencies, in which case the terms. of the agent's compensation shall be included in the resolution; or by public auction. The resolution shall be published at the first opportunity following its passage in a newspaper published in the municipality or, if none, then in a newspaper published in the . county where the municipality is located. The resolution shall also contain pertinent information concerning the size, use, and zoning of the real estate and the terms of sale. The corporate authorities may accept any contract proposal determined by them to be in the best interest of the municipality by a vote of two-thirds of the corporate authorities then holding office, but in no event at a price less than 80% of the appraised value. WHEREAS, the City currently owns the following described surplus real estate (hereinafter the "Surplus Real Estate") East Half (E-1/2) of Lot 71 and Lot 72, N 45-1/2 East Half (E-1/2) of Lot 73; South Half (S-1/2) of Lot 73 and all of Lots 74 and 75, in Jones 2nd Addition to the City of Canton, County of Fulton, State of Illinois. _ (Final Legal Description Subject to Change) PIN(s): 09-08-27-440-002; 09-08-27-440-004; 09-08-27-440-005; 09- 08-27-440-007; 09-08-27-440-008; 09-08-27-440-009; 09-08-27-440-010; 09-08-7-440-011 Common Address: 155 S. 2nd Avenue, Canton, IL 61520 WHEREAS, the corporate authorities, by this Resolution, have determined that the Surplus Real Estate is no longer necessary, appropriate, required for the use of, profitable to, or for the best interests of the City; WHEREAS, the Surplus Real Estate has been appraised by Chad A. Beekman, a Certified General Real Estate Appraiser, and his appraisal indicates a fair market value of Fifty Thousand and No/100 Dollars ($50,000.00) (the "Appraised Value"); WHEREAS, the Surplus Real Estate is currently vacant and its use is intended for future development; WHEREAS, the corporate authorities have determined that it is in the best interests of the City to sell the Surplus Real Estate for further commercial or industrial development. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND THE CITY COUNCIL OF THE CITY OF CANTON, FULTON COUNTY, ILLINOIS AS FOLLOWS: 1. That the Recitals set forth above, and all facts and statements contained therein, are found to be true and correct and are hereby incorporated and adopted as part of this Resolution; 2. Any parties interested in submitting a proposal to purchase the Surplus Real Estate, on the terms and conditions set forth herein, must submit their proposal to the Mayor's Office, in writing, no later than June 30, 2023. Said proposal must include the substantive terms below, any additional proposed terms and conditions (including whether they are negotiable), and the purchaser's proposed use of the Surplus Real Property. 3. The City Clerk shall cause this Resolution to be published at the first opportunity following its passage in a newspaper published in the municipality, or if none, then in a newspaper published in Fulton County. 4. The substantive terms of the sale of the Surplus Real Estate shall be as follows: Purchase Price: No less than Forty Thousand and No/100 Dollars ($40,000.00), being 80% of the Appraised Value Size of Real Estate: Approximately 1.16 acres Zoning: The Surplus Real Estate is currently zoned I-2 (Heavy Industrial) and/or R-4 (Multiple Family). The proposal may include requirements for re- zoning to another business or industrial zoning classification. Use: The Surplus Real Estate shall be used solely for commercial or industrial purposes. Closing Date: On or before August 31, 2022 Restrictions/Covenants: Upon closing, the Surplus Real Estate may be encumbered by restrictions and/or covenants satisfactory to the City to ensure development of the Surplus Property. 5. The City Clerk shall cause the appraisal to be available for public inspection at the Office of the City Clerk, 2 N. Main Street, Canton, IL 61520, during normal business hours through June 30, 2023. 6. The Purchase price shall not be any less than 80% of the appraised value. 7. The sale of the Surplus Real Estate shall be conducted by the Mayor, being staff of the City of Canton. 8. Additional terms and conditions may be negotiated by and between the City and the proposed purchaser prior to approval of the final purchase contract. 9. The City hereby reserves the right to accept and/or reject any contract proposal determined to be in the best interest of the City of Canton. 10. The final purchase contract accepted by the City shall be subject to a vote of two-thirds (2/3) of the corporate authorities then holding office. 10. This Resolution shall be in full force and effective immediately upon its passage by the City Council of the City of Canton and approval by the Mayor thereof. PASSED AND APPROVED THIS 12th day of June, 2023. AYES: Mayor Kent McDowell, Alderpersons Chamberlin, Grimm, Lovell, Hale, Gossett, Lingenfelter. NAYES: None ABSENT: Alderpersons Nelson, Ketcham APPROVE l k "-AD Kent McDowell, Mayor ATTES : And, a J. Walters -Smith, City Clerk M1 z VID] I Date of Invoice: May 18, 2023 To: City of Canton Attn: Mayor Kent McDowell 2 North Main Street, Canton, IL 61520 (309) 647-0065 kmcdowell@cantoncityhall.org From: Beekman & Associates P.O. Box 46, Lewistown, IL 61542 Tel. (309) 547-2525 Assignment: Commercial Development Land 155 S 2nd Ave, Canton, IL 6152.0 Owner: City of Canton Effective Date of Appraisal: April 5, 2023 Amount Due: $850 Payment Terms: Cash, Cashiers Check, Money Order, Personal Check; NET 30 Days It has been a pleasure to assist you. Please do not hesitate to contact me or any of my staff if we can be of additional service to you. Sincerely, Chad A. Beekman Beekman & Associates BEEKMAN ,Tssociates Appraisals • Auctions • Realty i O o IT-11 -FI9 ; City of Canton Commercial Development Land 155 S 2nd Ave, Canton, IL 61520 Date of Valuation April 5, 2023 For City of Canton Attn: Mayor Kent McDowell 2 North Main Street, Canton, IL 61520 By Chad A. Beekman Certified General Real Estate Appraiser 11 ' BEEICVLAN &-v�Issociates Appraisals • Auctions • Rcalry 171 West Locust Street • Lewistown, Illinois 61542 • (309) 547-2525 • chad@beekmanassoc.com May 18, 2023 City of Canton Attn: Mayor Kent McDowell 2 North Main Street, Canton, IL 61520 (309) 647-0065 kmcdowell@cantoncityhall.org RE: Appraisal of Commercial Development Land 155 S 2nd Ave, Canton, IL 61520 Dear Mayor McDowell, Pursuant to your request to estimate Fair Market Value of the fee simple interest of the above described property, I submit the following report for your consideration. This report describes in summary form the subject property characteristics and contains the analysis of data gathered in my investigation and used in arriving at my estimate of value. I hereby certify that I have personally inspected the site and that I have no interest, present or prospective therein, and that all the data gathered in my investigation is from sources believed to be reliable. An effective date is identified in this report and is the actual date if my site inspection. To the best of my knowledge and belief, the statements contained in this appraisal and upon which opinions expressed herein are based are correct, subject to limiting condition herein set forth. Based upon the facts and opinions contained in the attached report and upon my inspection of the site, it is the opinion of the undersigned that the Fair Market Value of the property herein described, is as follows: Fifty Thousand Dollars $50,000 Respectfully submitted, ea�'-'a Chad A Beekman State Certified General Real Estate Appraiser Certification No. 553.001699; Expiration Date: September 30, 2023 Commercial Development Land 155 S 2nd Ave, Canton, IL 61520 Attn: Mayor Kent McDowell 2 North Main Street, Canton, IL 61520 Intended Use of Appraisal Estimate fair market for the owner, a municipality, for a potential sale April 5, 2023 Beekman & Associates PO Box 46, 171 W Lincoln Ave Lewistown, Illinois 61542 Chad A Beekman State Certified General Real Estate Appraiser License Number 553.001699 Table of Contents 5 Summary of Salient Facts and Conclusions 6 Purpose of Appraisal 7 Scope of the Appraisal 7 Ownership and Sale History 7 Contract Analysis 8 Legal Description 8 Immediate Environs 8 Description of Site 9 Zoning 9 Flood Zone 9 Site Data 9 Linkage Characteristics 9 Highest and Best Use 9-10 Assessment Data 10 Description of Land 10 Data Analysis and Approaches to Value 11 Sales Comparison Approach to Value 12-15 Income Approach to Value 16 Cost Approach to Value 17 Reconciliation of Value 18 Aerial Map 19 Assessment Map 20 Photograph Addenda 21-22 Zoning Map 23 Traffic Count Map 24 Flood Map 25 Supplemental Addenda 26 USPAP Addendum 27 Certificate of Appraisal 28-29 Statement of Limiting Conditions 30-31 Statement of Appraiser Qualifications 32 Appraiser License Image 33 5 Summary of Salient Facts and Conclusions Report Type: Commercial Land Appraisal Report Subject Address 155 S 2nd Ave, Canton, IL 61520 Legal Description East Half (E-1/2) of Lot 71 and Lot 72, N 45-1/2 East Half (E-1/2) of Lot 73; South Half (S-1/2) of Lot 73 and all of Lots 74 and 75, in .tones 2nd Addition to the City of Canton Current Owner City of Canton Land Utility Commercial Development Land Property Rights Fee Simple Census Tract 9533.00 County Fulton Assessor's Parcel I.D. 09-08-27-440-002; 09-08-27-440-004; 09-08-27-440-005; 09 - 08-27-440-007; 09-08-27-440-008; 09-08-27-440-009; 09-08- 27-440-010; 09-08-7-440-011 Current Taxes $0.00 Map Reference 37900 FMEA Zone Zone C FMEA Map No. & Date 17057CO220E; Date: 02/04/2011 Intended Use Estimate fair market for the owner, a municipality, for a potential sale Sale Price None Date of Contract N/A Borrower None Client City of Canton Client Address 2 North Main Street, Canton, IL 61520 Land Size (Acres) 1.16 Land Size (Sq Ft) 43,560 Land Dimensions 82.5x210.5 and 165x202' Improvements 2 -Car Garage Public Utilities Electrical; Water; Sewer; Gas Zoning Classification 1-2 Heavy Industrial Shape L -Shape Cost Approach to Value: N/A Income Approach to Value: N/A Sales Comparison Approach to Value: $50,000 Final Reconciliation of Value: $50,000 The purpose of this report is to express an opinion of Fair Market Value of the fee simple interest in the subject property commonly known as: 155 S 2nd Ave, Canton, IL 61520 The effective date of this appraisal is: Wednesday, April 5, 2023 Fair Market Value: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he considers his own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U.S, dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normalconsideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. Client Name: City of Canton Intended Use: Estimate fair market for the owner, a municipality, for a potential sale In preparing this appraisal, the appraiser: 1) Inspected the site from the ground and using an aerial drone device. 2) Researched public records to determine ownership and other pertinent information. 3) Identified and investigated appropriate cost, market, and income data. 4) Developed the sales comparison approach to value. Assignment Conditions: The property is being appraised in as -is condition as a vacant land. Prior Sale History: None in the past Three Years. Prior Listing History: None Published. Reference PAAR MLS and Online Search. Pending Purchase Agreement: None Known as of Effective Date. Legal Description: East Half (E-1/2) of Lot 71 and Lot 72, N 45-1/2 East Half (E-1/2) of Lot 73; South Half (S-1/2) of Lot 73 and all of Lots /4 and /5, in Jones Lnd Addition to the Uity of Uanton DESCRIPTIONOF -• Build-up Vacant Single Family Multi Family Commercial 80% 20% 73% 2.0% 5.0% Exposure Time Marketing Time Development Trend Population Trend Employment Trend 180 Days 180 Days Slow and Stable Stable Stable The subiect orooerty is located alona the west entrance to the Citv of Canton. It is fronted by South Locust Street on the north side and South Avenue I on the west side. It is adjacent to an equipment rental retailer on the west side, the Illinois Department of Motor Vehicles on the northwest corner and residential properties on the north and west side and undeveloped residential excess land on the south side. All of Canton competes with the subject's neighborhood. Neighborhood boundaries are identified as the city limits of Canton. Canton is the largest city in Fulton County, Illinois. The population was 15,588 as of the 2000 Census. Area employment is sought in the government correctional sector, health care, junior college education sector and general public services. Peoria and Galesburg are also within commuting distance and support a wider range of employment. The commercial market classification has remained stable in Canton over the past three years. Supply and demand conditions are balanced within the city limits of Canton. Recent construction of three franchise businesses have been constructed ion the past three years. They are Jimmy Johns, Dunkin Donuts with Baskin Robbins and O'Reilly Auto Parts. Very little construction has been completed in the commercial market segment prior to these three properties within the past three years. The subject property is small; however, it is suitable for a small building and parking. COVID-19: As of the date of this appraisal, pandemic protocols have been reduced in local areas. A work at home trend has developed since the pandemic. This trend has increased demand of rural properties, especially for properties with acreage, water front and water view characteristics. Many technological advancements supporting remote work environments have been developed and are in full operation. They include, but are not limited to, cloud based software for file sharing and mobile video platforms for live conferences. Based on these advancements, a remote work environment has been accepted by many employment sectors, increasing the demand in smaller markets with less criteria for location and proximity to urban areas. This trend is a current observation that has resulted from the pandemic and is subject to change in time. Site Dimensions: 82.5x210.5 and 165x202' Site Shape: L -Shape Total Size (Acres): 1.16 View: Commercial and Residential This appraiser is not qualified to certify the environmental status of the site. An investigation by qualified contractors in this technology would be recommended if the client has any reason to suspect any issues. This is not meant to suggest that the appraiser has identified any issues of concern. 8 Zoning Classification: 1-2 Heavy Industrial The subject property is zoned as commercial heavy industrial. The zoning of the subject property is an influence of value and prospective use of the land. The designated zoning classification was generated by a visual examination of the attached zoning map (attached). Flood Zone Classification: Zone C Flood Panel Map Number and Date of Map: 17057CO220E; Date: 02/04/2011 The designated Federal Emergency Management Agency (FEMA) number is indicative of an area not within a one hundred year flood hazard zone. The designated zone classification was generated by an online visual map surveillance. Interested parties should consult with a third party flood determination service to verify the flood zone classification. Water Gas Sewer Electricity Access City of Canton Ameren City of Canton Ameren Walnut SYS 2nd Ave CBD Interstate Railroad Tracts Visibility Volume --0.2 miles 1-74 --- 20 mi North —0.2 miles South Average/S 2nd Ave Low Northwest HIOHEST AND BEST Legally Permissive Physically Possible I Financially Feasible Maximally Productive Industrial I up to 35,000 sf I Economic Limitations I Parking Lot Highest and Best Use as Vacant Highest and Best Use as Improved Parkinq Lot Existinq Use: Parkinq Lot Highest and Best Use can be defined as "that use which at the time of the appraisal is most likely to produce the greatest net return to the land and/or the improvements over a given period of time." Only those uses which are natural, probable and legal may be considered as reasonable tenable. However, elements affecting value which depend upon events or a combination of occurrences which, while within the realm of possibilities not fairly shown to be reasonable and probable, should be excluded from consideration. It is the opinion of the appraiser that the Highest and Best Use of the subject property is the current use a parking lot. This opinion is based on the four criteria of Highest and Best Use of the land as vacant and ready for development and as improved. Those criteria are uses which are physically possible, legally permissible, financially feasible, and maximal productive. D 1) Legally Permissive: Only those uses that are, or may be, legally allowed are potential highest and best uses. This may exclude uses that are not, and unlikely to become, allowed by zoning, uses forbidden by government regulations, and uses prohibited by deed restrictions or covenants. 2) Physically Possible Use: Any potential use must be physically possible given the size, shape, topography, and other characteristics of the site. 3) Financially Feasible: the proposed use of a property must generate adequate revenue to justify the costs of construction plus a profit for the developer. 4) Maximally Productive Use: The use must generate the highest net return (profit) to the developer. The subject site is exempt from taxation, an Illinois Municipal Corporation. DESCRIPTION OF THE LAND AND IMPROVEMENTS Commercial Land: Total Area:. 1.16 Acres 50,530 Sq. Ft. Number of Sites 1 -Commercial Site Frontaae Feet E Pine St 82.5 feet S 2nd Ave 412.5 feet E Walnut St 165 feet Van Buren Ct 202 feet Total 862 feet Improvements: None Traffic Count: 20.00 Vehicles Per Day The scope of assignment is for the current as -is condition of the subject land. The subject tract is fronted by four city streets. They are low traffic streets. The daily traffic count is obtained from the Illinois Department of Transportation. The total traffic count is 2000 per day, accumulative by all four streets. The indicated traffic count is 2000 per day. The site is located near the Canton Central Business District and adjacent to Courtyard Estates, a retirement living center, undeveloped commercial land, Sunset Rehab & Health Care and apartment buildings. The site is paved for parking. It has a small fenced area with a 2 -car garage. No adverse conditions are observed with the subject site or neighborhood. The site area is calculated using the tax records. A GIS measurement indicated 1.16 acres. Survey to govern. Extraordinary assumptions are employed for environmental conditions being free and clear of any marketable concerns. 10 There are three accepted approaches to valuing real estate. These are the Cost Approach, the Income Approach and the Sales Comparison Approach. In general, appraisals of properties that are typically purchased by investors have greater weight to the income approach, while small retail or office properties, often purchased by owner -users, have greater weighting to the sales comparison approach. The Sales Comparison Approach The sales comparison approach is based primarily on the principle of substitution. This approach assumes a prudent individual will pay no more for a property than it would cost to purchase a comparable substitute property. The approach recognizes that a typical buyer will compare asking prices and seek to purchase the property that meets their wants and needs for the lowest cost. In developing the sales comparison approach an interpretation is determined of the actions of parties involved in the marketplace, including buyers, sellers, and investors. The Income Approach The income approach is most applicable to value commercial and investment properties.. Because it is intended to directly reflect or model the expectations and behaviors of typical market participants, this approach is generally considered the most applicable valuation technique for income-producing properties, where sufficient market data exists to supply the necessary inputs and parameters for a reconstructed income stream. The Cost Approach The overall methodology of the cost approach is a hybrid of the cost and sales comparison approaches. The replacement cost to construct the building(s) is determined by adding the labor, material, and other costs, land values and depreciation is derived from an analysis of comparable data to determine age life indicators. The cost approach is most reliable when used on newer structures, but the method is less reliable for older properties. The estimated reproduction cost new is based upon information obtained from national reporting services which include the Marshall -Swift Valuation guide. Past construction appraisals are also reviewed to reconcile local cost estimates that are specific to this region. Depreciation is estimated according to the effective age, remaining economic life and total economic life reconciliation of the subject property improvements, 'known as the age -life method. 11 Subject Address: 155 S 2nd Ave, Canton, IL 61520 Property Type: Commercial Development Land Client: City of Canton FEATURE I SUBJECTPROPERTY COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE N04 3 Address 155 S 2nd Ave Canton IL 61520 339 N Main St Canton IL 61520 1300 S Main St Monmouth IL 61462 1475 N Henderson St Galesburg, IL 61401 ProximitytoSubject 0.49 miles NW' 40.14 miles NW 33.90 miles NW Sale Price S None is 160,000 is 50,000 $ 55,000 Price/ S $ 355,555ZA1 $ 11,655.011 50 000.00 DataSource(s) Verification Source(s) AppraisaYFiles Fulton Co Doc#6310 PAAR#CA1 01 2223;DOM Warren Co Assessor 183 PAAR#CA1014032;DOM Knox Co Assessor 0 VALUE ADJUSTMENT DESCRIPTION DESCRIPTION' +(-) s Ad'ust DESCRIPTION +L) S Ad ust DESCRIPTION + - S Ad'ust' Sales or Financing Concessions N/A ArmUh Conv'O ArmLth Cony -,O ArmUh Cash*O Date of Sale/Time N/A sO4/23•cO323 s09/22•Unk 04/29/2022 Rights Appraised Fee Simple Fee Simple I Fee Sim le I Fee Sim le Location Commercial Comm/Res Comm/Res Comm/Res Site Area 1.16 0.45 +2,80 4.29 -12.50 1.1 Traffic Count 2000/Da 11800/Da -107.80 1850/Da +11,65 3300/Da -14.30 Frontage Foot 862' 240' +9,33 400' +6,93 477.4 +5,769 Improvements Garage None +2.00 Garage None +2,00 Net Adjustment (Total, in ❑ + Is -93,670 ❑ + ® —s -3 920 El+ ®— s -6,531 Ad'usted Sale Price ins Net 58.5 Gross 762 S Net 7.6 66,330 Gross 42.2' s Net 11.9 46 080 Gross 40.1 s 48,469 12 Subject Address: 155 S 2nd Ave, Canton, IL 61520 Property Type: Commercial Development Land Client: City of Canton yIr _ 13 Comparable 1 339 N Main St Prox. to Subject 1.18 miles E Sales Price 160,000 Gross Living Area Total Roams Total Bedrooms Total Bathrooms Location Comm/Res View Site 0.45 Quality Age Comparable 2 1300 S Main St Prex.toSubject 38.85 -miles NW Sales Price 50,000 Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location Comm/Res View Site 4.29 Quality Age Comparable 3 1475 N Henderson St Prox. to Subject 32.88 miles NW Sates Price 55,000 Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location CommlRes View Site 1.1 Quality Age SALES COMPARISON LOCATION MAP �``` ynoldsl- Preemption Sherrn'r d , tI • .r jt Lyrin CeCambndga ' Elrzs r i nier---->-- - Petcrsville` " MetheriHle ,r t .` Kew Mannon Millersburg I ; . -. � . Wan! ! 74 _ Bishop Hill ti _Joy- Aledo;, I Alpha '—Woodhull - ••g u Boston, _ f r - i f u- - —Nekoma —0-111 'COMPARABLE No. 3 + Sunbeam- •�' �, I - Rio + La ayette� Kel Ksburg_ Seaton ( _ 'I North Galesburg, IL 61401 nd., J 33.90 miles NW 1'1 RABLE C01 •� •r •r - �« Hand .on Wataga T' - Viclonn 'West, Man mouth, IL 61462 40.14 miles NW n�• '+.. - ' '+ ( ' 4 Oak Run I Elfiore i r - •,; _�- Coldbrook— - Gales6urg� Knox - - I - { y t Rozetia quawka c Dahlnda Williamsfi Id LaI r r MG Mouth ~� L• Knox�illel - �.�—_ . 74 JCameron ' Gladslone Kirkvrood _\Gilson r�•-�Bi995VIIIe _J Ormonde - \ `^ • �s I -ri Larchland - Delong Barvrick- I�Abumgddn .'. • 1.4aquon Ho per -•� Smi hshire r Pp a .. • I-J-Meldia,« � i �-•Eljnivocd. Stranghurst I �t Hermon, .. •l .- Greenbush 5� gusttne..COMPARABLE � , •Raritan Farming on— - _-.339 N Main St - erre Haute ' Sian Creek von ' i J t d 0.49 miles NW co � ^� I � Walnut Grp OVe 'Pra,rie Elty - Norris, Brenton -Lai �1lanley•- _ r 1 ( - -, Ntanainsville Tota Goad Ho a �-J L Blyton_�Fla=fir - .r #.•Cantons `• ,P__Bushnell . Checkrow r _ DSSe r (r « - Bardolph ,Neer MaFietta r CI ba r- • J Dad • I Fountain. r '�' Phlladelp is i m .Gre'en - - .iy�-•+'r�, �� Smrth(lela * Macomb -�. • . t " r `Colchest� I i ,!»155 S Ave A•tapl Is Mill,« .Adair, i •• r Bemadottc a• • . Lewistov:n - Gb>&y 11 jI b Bandon •� Ta)IeGrove t d(ol1lmor ipa•,tya�� r ,industry. +�F Plymouth r Vermontr �Hava ra_ ��— - Birmingham' .'. -� •.•r v {Summum, Enion Iff {' Leesburg +' Ma �nzas. Poplar, —Augusta. -,_,Biooklyn '• 'L•illlelon '-Astoria each 1. 1 Wayland' � ..Ray, •— , r Htmtsville I - _ Bath ' Bader'. Shel_dons �� t��• nGoogle - `Camden" f-- _ Subject Address: 155 S 2nd Ave, Canton, IL 61520 Property Type: Commercial Development Land Client: City of Canton Indicated Value of the Subject Property Land: $50,000 The Sales Comparison Approach is based upon the principle of substitution. If a property is replaceable in the market place, its value tends to .be set at the cost of acquiring an equally desirable substitute property, assuming no costly delay in making the substitution. Since no properties are ever identical, the necessary adjustments for differences in quality, location, size, condition and market appeal are judged. The subject property consists of 1 .16 acres of commercially zoned land located at the corner of E Pine St, S 2nd Ave, E Walnut St and Vanburen Ct. Comparable sales #1-3 are commercially zoned land tracts located most similarly to the subject property. Comparable sale #1 is most similar and in terms of Canton market; however, it is located at a busy intersection with higher traffic count. Comparable sales #2 and #3 are located in nearby cities. These sales bracket the subject size, and daily traffic count. Commercial land files were reviewed to arrive at indicated adjustments of frontage foot. These characteristics analyses the key marketable features of the subject land. 15 Subject Address: 155 S 2nd Ave, Canton, IL 61520 Property Type: Commercial Development Land Client: City of Canton Indicated Value of Income Approach to Value N/A The Income Approach analyzes a property's capacity to generate benefits and converts them into an indication of present value. The estimated Net Annual Income is capitalized at a rate commensurate with the relative certainty of its continuance and the risk involved in ownership of the property. I have determined that the Income Approach is not applicable to the assignment due to the lack of improvements and lack of an income stream. 16 COST -•ATO VALUE Subject Address: 155 S 2nd Ave, Canton, IL 61520 Property Type: Commercial Development Land Client: City of Canton Indicated Value of Cost Approach to Value N/A The Cost Approach is applicable when improvements are new, near new, or are of an unusual construction method. This approach to value is appropriate when sufficient land or building sites are available to a potential purchaser to make construction of improvements similar to the subject, a viable alternative to purchasing the subject. In areas where vacant sites similar to the subject property are not available to a potential purchaser, use of the Cost Approach and its reliability could be misleading. I have determined that the Cost Approach is not applicable to the assignment due to the lack of improvements. 17 RECONCILIATION OF Subject Address: 155 S 2nd Ave, Canton, IL 61520 Property Type: Commercial Development Land Client: City of Canton Sales Comparison Approach Income Approach Cost Approach $50,000 N/A N/A 100.0% 1 $50,000 There are three accepted approaches to valuing real estate. These are the Cost Approach, the Income Approach and the Sales Comparison Approach. Based on the subject property characteristics, the sales comparison approach is the only credible approach to estimate the current fair market value. 18 AERIAL MAP ry SUBIECT 155 S 2nd Ave Canton, IL 61520 F oE �--nj E I e'd 10419 - Substation' E Pine St E9 Pine St qf 14 -?Tom VERron Army U11 ton 61ifto Cqgnly, Sz, Walnut St X44 E Walnut St 7 —1 14 A Aw a EMaple S E E a le St Subject Address: 155 S 2nd Ave, Canton, IL 61520 Property Type: Commercial Development Land Client: City of Canton OD it ;Ia 165 !'UJ F 95'- ''--69.5-- CID to E. PINE ST. , - :�- 782.5, 82J% .-M � "I 165, Cli cc CIS 67 cli ' CIO rL=002 CO 1401131.' -o--469 cm CID --014- �:,, o, UM2 . h'005 J -015 A' 4^ 0 -0 116 (D 5 -016 Ill, _,00=---:p-----m 802 83 _09 T U -_-- O cli ."CO . LU , .-022 CO U5 8;.33' U'J U� LO SubJect Property U� Cli 49 d'.75 rJ 179.76 49 1,7 5 -5 Pic A .64 41 01 cli ' CIO rL=002 -004 ,c -J -003 , , � - - - - ci CO . h'005 A' 4^ 0 -0 116 -007 5 82.5 u! CO _,00=---:p-----m 802 83 _09 U7',4-011 -010 CO 82.5 82.6 CO75 to -012 165 V"f a r) O cli ."CO . LU , .-022 CO U5 8;.33' U'J U� LO SubJect Property U� Cli 49 d'.75 rJ 179.76 49 1,7 5 -5 Pic A SUBJECT PROPERTY • • Subject Address: 155 S 2nd Ave, Canton, IL 61520 Property Type: Commercial Development Land Client: City of Canton Site View Site View - Fenced Area - Garage Structure/Potable Sheds ite View - Fenced Area - Portable Sheds Site View E Walnut St View 21 Site View Subject Address: 155 S 2nd Ave, Canton, IL 61520 Property Type: Commercial Development Land Client: City of Canton Neighborhood/Site View Southern Exposure Nelghborhood/Site View Southwestern Exposure Neighborhood/Site View Northeastern Exposure Site View 22 Neighborhood/Site View Northern Exposure Subject Address: 155 S 2nd Ave, Canton, IL 61520 Property Type: Commercial Development Land Client: City of Canton Arlig-g� 12 ..V.1fo EimN - ------ AMR. MR. ¢ E. CHESTNL _ pNEs w Me 23 w�swaraiwraMr t;�0 PST Isa' ra: w 6ir/.yyi•:. iffiiAll Yom�,, }'/r/z:' LL yy��.ffiffi •.K1i�'aC ��.7�'�2•��:�: ? y�alLC'lf.L�+ JR':�:IE A4'AfC.RCRtf�ft�ti16'NRr�. ��:5�:>'J' SAWNSIN ZONING LEGEND AG -1 AGRICULTURE CO CONSERVATION R-1 SINGLE FAMILY R-2 SINGLE FAMILY R-3 TWO FAMILY ® R-4 MULTIPLE FAMILY B-1 LOCAL SHOPPING B-2 GENERAL BUSINESS B-3 C.B.D. 1-1 LIGHT INDUSTRIAL 1-2 HEAVY INDUSTRIAL FZ PUD PLANNED URBAN DEVELOPMENT -•-•- - CITY CORPORATION LIMITS 23 SUBJECT PROPERTY • Subject Address: 155 S 2nd Ave, Canton, IL 61520 Property Type: Commercial Development Land Client: City of Canton � I I - Rb0oad S-t� 24 Subject Property U, �j INi i ;moi -- - P_ine_St I Cn E Walnut � I I - Rb0oad S-t� 24 Subject Property SUBJECT PROPERTY FLOOD MAP t - :4 w t D ..s,, '" rEetISpyCe S[ '� ,r. it. ,t ate[' �' _ rf, �'t '•' s .iy. cmit Hov✓aAs rdwl �F `�� '� Regional Office ',+ _yrrrrLfffC��... O E{HocustiSt E Locust st Z_ _ Z -Yl, _�* .d' " ^, N y♦ Z..�'si rM' • ,1'K �a Ra', igersoll��„F iG YL'f (t •� �,, i�Y Libra'Liberty Pl Llberty'PI `''. ', �� .� `o C _ to w j r`�•L�` °: .r`tgD h _E�Chestnut Sf R E;Ehestnut St E Ch`estn`ut St M J EIm St. E Elm St �St WEIm� E'Elmm .St ; ; n s 1 �� 17 "T .c cn ti m<`'E1Pine/St rine St W�Pine St ++ . 4 � i.�11 \ ?.AiV ♦gyp 4 f u _) '� �. '_.. 14 'a Alice Ingersoll E Walnut'st} _ - t E�walnuttst ` _ — a' Gymnaswm stem •fit �r'°q tx; a -w 1�T.�' " - ** � sJ,, .o ) Anderson P�ark3j s , a• v E!MapWe t WaMaple Sty E�Maple St v> f{ 0�t{C—' i a IJ W Yrr r, �... SIN —"� ^ .,jj1j� wi .uD+• ..>l ' `v1_ WA a'L r n >nIaers j 1O1C � J 4IT o � 3 K y ro _ AndersonlP.l N 4 �- to t E Railroad St ,.u. y < u C' ➢! yp �Y r i Y,a+.. . W �ya�l ` - AN r t•, -ern 't m Grent,Pl ".;r :L1 .,► 7 r Lr A Y 5 Wit. ak St ElOakyts�t _ T E oakiull St r Iroatt-klst i f - ��^y ; ` s r . South Park F+#Hea_lili South.,Park United ' a:rl �° N+Hiiko`,S YjWtHrckory st ' 4 i Me'ttio'di t `Gh r W h .x� NE '6 4 ''' `, ;_, FUlion COunly • .. ; 'n a• .few a,Ab".. x 11 S,oat"^r «lr aYl , 'M__ yl r r �► , g+�.. OOy'ards c;'sr�� Jm ZLinn'Lanes~.o Subject Address: 155 S 2nd Ave, Canton, IL 61520 Property Type: Commercial Development Land Client: City of Canton Assumptions and Extraordinary Assumptions: Defined by USPAP as 'pan assumption, directly related to a specific assignment, as of the effective date of the assignment results, which, if found to be false, could alter the appraiser's opinions or conclusions." The standard scope of appraisal practice does not require me to investigate the legality of the construction of the original subject structures. I did not investigate the legality of the proposed construction of the improvements and I presume that the structure to be built has any and all required building permits. Concerned properties should contact the owner/builder regarding this matter. I did not investigate the subject, nor the comparable sales, to form an opinion regarding 1) a death may have occurred at the properties or 2) if any prior criminal acts have been committed at the properties. I have no knowledge of any such occurrences or acts, nor was I informed by any third party regarding such occurrences or acts. An extraordinary assumption is utilized with regard to any deaths and/or criminal acts that may have occurred. This type of investigation is beyond the standard scope of appraisal practice. I did not conduct an investigation into "Megan's Law" (which was passed by Congress in 1996, said law governs sex offender registration and community notification) as it relates to the subject, the immediate market area of the subject and the comparable sales. This type of investigation is beyond the standard scope of appraisal practice and normal appraisal business practices. I did not notice any posting of code violations at the subject property, nor was I informed by any third party of any such violations. I did not conduct an investigation to determine if a notice of action relative to a code violation has been recorded against the subject property by the local code enforcement agency relative to violations of Health and Safety Codes and/or applicable sections of the Code of Civil Procedure. This type of investigation is beyond the scope of appraisal practice. I am not an environmental inspector. An extraordinary assumption is utilized regarding the subject being safe, habitable, and having are no environmental issues. Any concerns regarding environmental issues should contact a professional in that field. I am not a surveyor. I have utilized computer models for flood zone determination. Any concerns with flood zone delineation should be discussed with a professional surveyor as the information obtained by me for the purpose of this appraisal may not be correct. This appraiser makes no guarantees that the subject is either in or out of the flood zone. structural, mechanical, infestation, contamination or other issues about the subject property are urged to consult an expert in the appropriate field. 26 Subject Address: 155 S 2nd Ave, Canton, IL 61520 Property Type: Commercial Development Land Client: City of Canton APPRAISAL AND REPORT IDENTIFICATION This Report is one of the following types: ® Appraisal Report (A written report prepared under Standards Rule 2-2(a) . pursuant to the Scope of Warr, as disclosed elsewhere in this report.) ❑ Restricted (A written report prepared under Standards Rule 2-2(b) , pursuant to the Scope of Work, as disclosed elsewhere in this report, Appraisal Report restricted to the stated intended use by the specified client or intended user.) Comments on Standards Rule 2-3 certify that, to the best of my knowledge and belief: —The statements of fact contained in this report are true and cared —The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. — Unless otherwise indicated, I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. — Unless otherwise indicated, I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period Immediately preceding acceptance of this assignment. — I have no Gas with respect to the property that is the subject of this report or the parties involved with this assignment — My engagement in this assignment.was not contingent upon developing or reporting predetermined results. — My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the cgent, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the irdended use of this appraisal. — My analyses, opinions, and conclusions were developed, and this report has been prepared, In conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report was prepared. —Unless otherwise indicated. I have made a personal inspection of the property that is the subject of this report —Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (d there are exceptions, the name of each individual ptoviding significant real. property appraisal assistance is stated elsewhere in this report). Reasonable Exposure Time (USPAP defines Exposure Tme as the estimated length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal.) My Opinion of Reasonable Exposure Time for the subject property at the market value stated in this report is: 180 Days Comments on Appraisal and Report Identification Note any USPAP-related Issues requiring disclosure and any state mandated requirements: Section 1455.250 of Title 68 of the Illinois Administrative Code Requirements: AMC Client: None The Client is: City of Canton The Intended User is: City of Canton The compensation for this appraisal asst nment is $850.00. The comments by the licensed real estate appraiser contained within this appraisal report on the condition of the property do not address 'standards of practice' as defined in the Homeand Inspector License Act [225 I -CS 4411 and 68 III. Adm. Code 1410 and are not to be considered a land inspection or land inspection report. APPRAISER: Signature: A 12— Name: Chad A. Beekman State Certified General Real Estate Appraiser State Certification #: 553.001699 or State License #: State: IL Expiration Date of Certification or License: 09/30/2023 Date of Signature and Report: 05/18/2023 Effective Date of Appraisal: 04705/2023 Inspection of Subject ❑ None ® Interior and Fmerior Exterior -Only Data of Inspection (if applicable): 04/05/2023 27 SUPERVISORY or CO -APPRAISER (U applicable): Signature: Name: State Certification #: or State License #: State: Expiration Date of Certification or Ucense: Date of Signature: Inspection of Subject: ❑ None ❑ Interior and Exterior ❑ Exterior -Only Date of Inspection (d applicable): I CERTIFICATE OF APPRAISAL APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: 1. 1 have researched the subject market area and have selected a minimum of three recent sales of properties most similar to the subject property for consideration in the sales comparison analysis and have made a dollar adjustment when appropriate to reflect the market reaction to those items of significant variation. If a significant item in a comparable property is superior to, or more favorable than, the subject property, I have made a negative adjustment to reduce the adjusted sales price of the comparable and, if a significant item in the comparable is inferior to, or less favorable than the subject property, I have made a positive adjustment to increase the adjusted sales price of the comparable. 2. 1 have take into consideration that factors that have an impact on value in my development of the estimate of market value in the appraisal report. I have not knowingly withheld any significant information from the appraisal report and I believe, to the best of my knowledge, that all statements and information in the appraisal report are true and correct. 3. 1 stated in the appraisal report only my own personal, unbiased, and professional analyses, opinions and conclusions, which are subject only to the contingent and limiting conditions specified in this form. 4. 1 have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective interest or bias with respect to the participates in the transaction. I did not base, either partially or completely, my analyses and/or the estimate of market value in the appraisal report on the race,color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or the present owners or occupants of the properties in the vicinity of the subject property. 5. 1 have no present or contemplated future interest in the subject property, and either my current or future employment or my compensation for performing this appraisal in contingent of the appraised value of the property. 6. 1 was not required to report a predetermined value or direction in value that favors the cause of the client or any related party, the amount of the value estimate the attainment of specific result, or the occurrence of subsequent event in order to receive my compensation and/or employment for performing the appraisal. I did not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specific mortgage loan. 7. 1 performed this appraisal in conformity with the Uniform Standards of Professional Appraisal Practice that were in place as of the effective date of this appraisal, with the exception of the departure provision of those Standards, which does not apply. I acknowledge that an estimate of a reasonable time for exposure in the open market is a condition in the definition of market value and the estimate I developed is consistent with the marketing time noted in the neighborhood section of this report 28 APPRAISER'S CERTIFICATION: Continued 8. 1 have personally inspected the interior and exterior areas of the subject property. I further certify that I have noted any apparent or known adverse conditions in the subject improvements, on the subject site, or on any site within the immediate vicinity of the subject property of which I am aware and have made adjustments for these adverse conditions on the marketability of the subject property. 9. 1 personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. If I relied on significant professional assistance from any individual in the performance of the appraiser the preparation of the appraisal report, I have named such individuals and disclosed the specific tasks performed by them in the reconciliation section of this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in the report; therefore, if an unauthorized change is made to the appraisal report, I will take no responsibility for it. 10. Unless otherwise indicated, I have performed no services regarding the subject property within the prior three years, as an appraiser or in any other capacity. ":�;Signature: (2 1 Name: Chad A. Beekman Date Report Signed: May 18, 2023 Effective Date of Report April 5, 2023 Illinois Certified General Real Estate Appraisal License: 553.001699 Expiration Date: September 30, 2023 29 Underlying Assumptions 1) Title to the subject property is good and merchantable, held with fee simple interest by the named owners and that no encumbrances exist. Unless otherwise stated in this report. 2) The subject property is free and clear of all liens, but subject to any easements, agreements, assessments or other land right obligations. 3) That certain opinions or estimates furnished by other individuals and/ or other sources and used in making the appraisals are correct. 4) The property is appraised with assumptions of responsible ownership and competent management. 5) The appraiser relied obtained information, estimates, and opinions that are expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. This information is believed to be accurate but is not warranted by the appraiser. Contingent Conditions 1) that no liability is assumed on account of inaccuracies or errors in estimates or opinions identified in this report as being furnished by others. 2) That no liability is assumed on account of matters of a legal character affecting the property, such as title defect, encroachments, liens, overlapping boundaries, non-visible environmental concerns, assessments and that no survey of the property has been made by your appraiser. 3) That neither all nor any part of the content of this report shall be conveyed to the public through advertising, public relations, news, sales, or other media, without the written consent approval of the author particularly as to valuation conclusions and identity of the appraiser or firms with which he is connected. 4) The distribution of the total valuation between land and building applies only under the existing program of utilization. The separate valuations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used. 5) The appraiser shall not be required to give testimony or appear in court by reason of this appraisal with reference of the property herein described unless prior arrangements have been made. 6) It is understood that there are no soil contamination hidden or unapparent conditions of the property. 7) If a visible problem is evident and can be seen with the naked eye, it will be reported in the appraisal. If the client or lender has any questions or concerns, it is his/her responsibility to order the appropriate inspections by a licensed expert/specialist. 8) The appraiser assumes that there are no hidden or unapparent conditions, or for engineering which might be required to discover such factors. 9) This report is prepared for the client and the intended user(s) for their use as disclosed to the appraiser. This report is for their use alone. Use of the report by anyone 30 The Intended User of this report is the Client. The Intended Use is to evaluate the property that is the subject of this appraisal for asset determination purposes, subject to the stated Scope of Work, purpose of the appraisal, reporting requirements of this appraisal report form, Definition of Market Value. No additional Intended Users are identified by the appraiser. Privacy Statement Beekman & Associates is required by law to inform their clients of their policies regarding privacy of client information. Licensed/Certified Appraisers have been and continue to be bound by the Uniform Standards of Professional Appraisal Practice (USPAP) and Ethics Rules which consist of conduct, management, confidentially, and record keeping sections. These rules and standards are more stringent than those required by law. Therefore, Beekman & Associates has always been diligent about protecting information deemed to be private or confidential in nature. Types of Non-public Personal Information Collected: Personal information about you the client and the subject property are collected during the course of developing the appraisal process. This is generally accomplished with your prior knowledge and approval. Non-public information is provided to our company by you or obtained by us with your authorization. The purpose of the appraisal process is to develop an estimated market value for a specific client. Parties to Whom We Disclose Information: For current and former clients, this company does not disclose any non-public personal information obtained during the course of the appraisal process except as required by law or at the direction of the client to assist in the completion of the particular financial transaction. Such non-public information may be disclosed to the client and any identified intended users of the appraisal, review, or consultant reporting process. A fiduciary agreement is automatically in effect between our company and the identified client and the intended users per Ethics Rules of the USPAP. In all situations, it is specifically stated that all confidential information, analyses, conclusions, survey results, adjustments, and opinions be safeguarded by the appraiser. Record Keeping Requirements: Our company retains records relating to the professional services that we provide to comply with the requirements of the Ethics Rules contained within the USPAP. In order to secure your non-public personal information, our company maintains physical, electronic, and procedural safeguards that comply with our professional standards. Inspection: The appraisal report herein represents an opinion of value and the appraiser is not an expert in structural, mechanical, electrical or environmental issues concerning the property which is the subject of this report. I have made a visual casual inspection, not to be confused with a physical technical inspection, of the property that is the subject of this report. The lender/client and/or borrower should consult experts in the respective fields to receive professional inspections concerning any topic such as environmental conditions, mold, mildew, radon, infestations, roof condition, structural condition, plumbing condition, heating and cooling condition, electrical condition, building code compliance and any other physical or environmental issue relevant to the safe and reliable occupancy of the property. The appraiser makes no warranties as to the physical condition of the house, its components, or the land. 31 Beekman & Associates: First Established June 2001 as Beekman Auction & Appraisal Company Chad A. Beekman, Sole Proprietor: Professional Appraisal, Auctioneering and Realty Brokerage. Licensure: Illinois Certified General Real Estate Appraiser since May, 2006 First Licensed as a Illinois Real Estate Appraiser in February 2002 Licensed Illinois Real Estate Broker in April 2003 Licensed Illinois Auctioneer in June 2001 Appraisal Reporting Experience: • Residential Single Family Properties • Two Family Residential Properties and Multi Family Residential Properties • Agriculture Farm and Recreational Land Properties • Commercial Real Estate Properties: Approved Roster Appraiser: • United States Department of Housing and Urban Development (HUD) • United State Department of Veteran Affairs • Numerous Community State and National, Banks Real Estate Education: Illinois Central College, 1 College Drive, East Peoria, IL 61635 • Principles of Real Estate • Advanced Real Estate Principles • Real Estate Brokerage Administration • Real Estate Law • Real Estate Finance • Residential Appraising • Residential Appraising Principles • Uniform Standards of Professional Appraisal Practice • Real Property Management McKissock Real Estate and Appraisal School, 218 Liberty St, Warren, PA • National USPAP Update, Appraising FHA Today, Appraising for the Secondary Market, Real Estate Construction Details and Trends, Appraiser Liability, Land Valuation, Private Appraisal Assignments, The Nuts and Bolts of Green Building. Illinois Coalition of Appraisal .Professionals • Member since 2003, Illinois Appraisal Law and Administrative Code Update, 2010 Illinois Appraisers Update Seminar The Appraisal Institute, 550 W. Van Buren Street, Suite 1000, Chicago, IL 60607 • Commercial Report Writing National Association of Independence Fee Appraisers, 401 N. Michigan Ave., Chicago, IL 60611 • Financial Analysis of Income Properties Lee and Grant Company, 4333 Dunwoody Park, Suite 1412 Atlanta, GA 30338 • Valuation Applications I and II • General Income Approach International Association of Assessment Officers, 314 West 10th St, Kansas City, MO 64105 • Income Approach to Valuation Errors and Omissions Insurance : General Star and Navigators Insurance Policy since 2002 General Liabilitv Insurance: Grinnell Mutual Commercial Policv Since 2003 32 *tate QfYYili f` Department of Financial and Professional, Regulation Division of Real Estate LICENSE NO. TMw^^nr ^.�.mm.mem^m^"ooem•°""."�."r�a°"am'�o.°`.w""`v" EXPIRES: dR® @imb Slams Mtlbru4a-aN a and b MSEI' db'loe4� b agile kH Me xLWI'� 553.001699 09/30/2023 CERTIFIED GENERAL REAL ESTATE APPRAISER �T CHAD A BEEKMAN 171 W LINCOLN AVE LEWISTOWN,IL 61542 a MMIO-TPx:TO. JR LAURIE MURPHY ACTING SECRETARY ACTINO DIRECTOR 33