This document provides an offering for a net leased Walgreens property located in Waterloo, Illinois within the St. Louis metropolitan area. The 14,490 square foot Walgreens was built in 2006 and has a long term lease with Walgreens that expires in 2031. The property benefits from its location on a signalized intersection with heavy traffic. Walgreens is an investment grade tenant and the only national pharmacy in the immediate area.

1. NET LEASED INVESTMENT OFFERING
Walgreens
913 N. Market Street
MSA)
Waterloo, IL (St. Louis MSA)
www.bouldergroup.com

2. TABLE OF CONTENTS
NET LEASED INVESTMENT OFFERING
TABLE OF CONTENTS
1) Confidentiality & Disclaimer
2) Executive Summary
3) Property Overview
4) Aerial
5) Site Plan
6) Map
7) Tenant Profile
8) Demographic Comparison Report
9) Location Overview
10) Contact Information
www.bouldergroup.com

3. CONFIDENTIALITY & DISCLAIMER
NET LEASED INVESTMENT OFFERING
CONFIDENTIALITY
CONFIDENTIALITY & DISCLAIMER
The information contained in the following Offering Memorandum is proprietary and strictly confidential. It is
intended to be reviewed only by the party receiving it from The Boulder Group and should not be made available to
any other person or entity without the written consent of The Boulder Group. This Offering Memorandum has been
prepared to provide summary, unverified information to prospective purchasers, and to establish only a preliminary
level of interest in the subject property. The information contained herein is not a substitute for a thorough due
diligence investigation. The Boulder Group has not made any investigation, and makes no warranty or
representation. The information contained in this Offering Memorandum has been obtained from sources we
believe to be reliable; however, The Boulder Group has not verified, and will not verify, any of the information
contained herein, nor has The Boulder Group conducted any investigation regarding these matters and makes no
warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All
potential buyers must take appropriate measures to verify all of the information set forth herein.
www.bouldergroup.com

4. EXECUTIVE SUMMARY
NET LEASED INVESTMENT OFFERING
EXECUTIVE SUMMARY
The Boulder Group is pleased to exclusively market for sale a single tenant net leased Walgreens property located within
the St. Louis MSA. The 14,490 square foot Walgreens was built in 2006 and is located approximately 20 miles south of
downtown St. Louis. Walgreens benefits from its strategic location on the hard corner of a signalized intersection along
Illinois Route 3 in close proximity to a Wal-Mart Supercenter.
The property is located on the southeast corner of the signalized intersection of Illinois Route 3 and North Market Street.
This intersection has traffic counts in excess of 36,600 vehicles per day. Illinois Route 3 is the major retail thoroughfare in
Waterloo and is the most heavily traveled roadway in the area. The subject property is located in a primary retail trade area
in the immediate vicinity of a Wal-Mart Supercenter. Nearby retailers include a Schnucks grocery store, Rural King, PNC
Bank, Radio Shack, Payless Shoes, Waterloo Cinema (8 screen movie theater) and Applebee’s. Additionally, average
household income is in excess of $76,600 within five miles of the property and Walgreens is the only national pharmacy in
the immediate area. Waterloo is also home to Monroe County Surgery Center which opened in the summer of 2012 and is
located less than one and one-half mile south of the property. This center is a state-of-the-art ambulatory surgical center
offering same-day, outpatient surgical services.
Walgreens original triple net lease term was for 25 years with ten 5-year renewal options and the lease expires in April
2031. Walgreens is a publicly traded company on the New York Stock Exchange (WAG), with a market capitalization of
$40 billion. Walgreens is an investment grade company with a Standard & Poor’s rating of BBB.
INVESTMENT HIGHLIGHTS
• Located within the St. Louis MSA
• Investment grade tenant (S&P: BBB)
• Long term lease
• Zero landlord responsibilities
• Traffic volumes at intersection of Illinois State Route 3 and
North Market Street are in excess of 36,600 (VPD)
• Located in the immediate vicinity of a Wal-Mart Supercenter
• Only national pharmacy in the immediate area
www.bouldergroup.com

5. PROPERTY OVERVIEW
NET LEASED INVESTMENT OFFERING
PROPERTY OVERVIEW
Price: $4,458,334
Cap Rate: 6.00%
Net Operating Income: $267,500
Renewal Options: Ten 5-Year
Lease Commencement Date: May 1, 2006
Lease Expiration Date: April 30, 2031
Tenant: Walgreens
Credit Rating: BBB (Standard & Poor’s)
Year Built 2006
Lease Type: NNN
Rentable Square Feet: 14,490
Land Acreage: 1.57 acres
www.bouldergroup.com

6. AERIAL
NET LEASED INVESTMENT OFFERING
AERIAL
AERIAL
www.bouldergroup.com

7. SITE PLAN
NET LEASED INVESTMENT OFFERING
SITE PLAN
www.bouldergroup.com

8. MAP
NET LEASED INVESTMENT OFFERING
MAP
www.bouldergroup.com

9. TENANT PROFILE
NET LEASED INVESTMENT OFFERING
TENANT PROFILE
Walgreens is engaged in the retail drugstore business. As of April 30, 2011, the Company operated nearly 8,300
locations in all 50 states, the District of Columbia, Puerto Rico and Guam. The company also operates worksite
health centers, home care facilities, and specialty and mail service pharmacies. Its Take Care Health Systems
subsidiary manages more than 715 in-store convenient care clinics and worksite health and wellness centers. The
Company’s drugstores are engaged in the retail sale of prescription and non-prescription drugs and general
merchandise. General merchandise includes, among other things, household items, personal care, convenience
foods, beauty care, photofinishing, candy, and seasonal items. Walgreens offers customers the choice to have
prescriptions filled at the drugstore counter, as well as through the mail, by telephone, and through the Internet. In
March 2011, Walgreens announced that it has completed the acquisition Drugstore.com.
Website: www.walgreens.com
Number of Locations: 8,000
Stock Symbol: WAG : NYSE
Standard & Poor’s Rating: BBB
Market Capitalization: $40 billion
www.bouldergroup.com

10. DEMOGRAPHIC COMPARISON REPORT
NET LEASED INVESTMENT OFFERING
DEMOGRAPHIC COMPARISON REPORT
Population 3-mi. 5-mi 7-mi
Total Population 10,719 15,178 24,221
Total Households 4,236 5,785 9,233
Income
Median Household Income $58,346 $60,697 $61,626
Average Household Income $73,539 $76,692 $77,464
www.bouldergroup.com

11. LOCATION OVERVIEW
NET LEASED INVESTMENT OFFERING
LOCATION OVERVIEW
Waterloo, IL is the county seat of Monroe County and had a population of 9,811 at the time of the 2010 U.S.
Census. Waterloo has seen progressive growth over the past 20 and populations has increased 94% since 1990.
Currently, there are three planned subdivisions to be developed in Waterloo in the next three to five years. These
developments will offer expansion with approximately 170 new home sites and approximately 570 lots available for
residential development. Additionally, the local preschool has expanded their building by 2,100 square feet.
Waterloo is also home to Monroe County Surgery Center which opened in the summer of 2012. This center is a
state-of-the-art ambulatory surgical center offering same-day, outpatient surgical services.
www.waterloo.il.us
St. Louis is an independent city on the eastern border of the state of Missouri. At the
time of the 2012 U.S. Census, St. Louis had a population of 318,172 making it the
58th largest U.S. city. The St. Louis metropolitan area, known as Greater St. Louis, is
the 19th largest metropolitan area in the United States with a population of
2,795,794.
The St. Louis economy has a large concentration on service, manufacturing, trade,
transportation of goods and tourism. The rivers of St. Louis play a large role in moving
goods and the Port of St. Louis is one of the largest inland ports in the United States.
As of 2011, St. Louis was home to nine Fortune 500 companies including Express
Scripts, Emerson Electric, Monsanto, Reinsurance Group of America, Charter
Communications, Peabody Energy, Graybar Electric and Centene. Other major employers in the area include Edward
Jones, Scottrade, Wells Fargo and Energizer. Additionally, the Anheuser-Busch headquarters is located in St. Louis.
The city is most notably home to the Gateway Arch. The Gateway Arch is the centerpiece of the Jefferson National
Expansion Memorial and is the tallest man-made monument in the United States. The Gateway Arch is one of the
most visited tourist attractions in the world with over four million visitors annually.
www.stlouis-mo.gov
www.bouldergroup.com

12. CONTACT INFORMATION
NET LEASED INVESTMENT OFFERING
CONTACT INFORMATION
666 Dundee Road Suite 1801
Northbrook, IL 60062
Randy Blankstein Jimmy Goodman
President Partner
847.562.0003 847.562.8500
rblank@bouldergroup.com jimmy@bouldergroup.com
www.bouldergroup.com