Investment Highlights: *39-unit multifamily community (w/former office and laundry) located near Western Illinois University *Offered at $1,350,000 *Recent third-party appraisal of $1,435,000 *Available at approximately 94% of appraised value *April 2026 T-12 NOI of $135,084.50 *Approximately 10% in-place cap rate *2025 NOI of $126,746.11 *Attractive basis of approximately $34,615 per unit *Walking distance to Western Illinois University and downtown Macomb *Opportunity to increase occupancy through modernization *Significant upside through interior modernization program *Below replacement cost acquisition opportunity *Proven historical operating performance Executive Summary: PINE CREST APARTMENTS A&B Holdings Group, LLC is pleased to present Pine Crest Apartments, a 39-unit multifamily investment opportunity located in Macomb, Illinois. Situated within walking distance of Western Illinois University and downtown Macomb, the property offers investors a rare combination of immediate cash flow, below-appraisal pricing, and value-add potential. The property generated a 2025 Net Operating Income of $126,746.11 and an April 2026 trailing twelve-month NOI of $135,084.50. Offered at $1,350,000, the asset is available at approximately 94% of its recent appraised value of $1,435,000. Pine Crest Apartments currently operates as an affordable housing option within the Macomb rental market while providing investors with a solid in-place return. At the current offering price, the property achieves an approximately 10% cap rate based on actual trailing twelve-month performance. Many units remain candidates for cosmetic modernization including updated flooring, paint, lighting, fixtures, cabinetry improvements, and other interior enhancements. These improvements provide a clear pathway for future rental growth while maintaining affordability relative to competing properties in the market. The combination of strong current income, discount-to-appraisal pricing, and renovation upside creates a compelling opportunity for investors seeking both immediate returns and long-term value creation.