Kohl’s
Net Lease
1240 Hickory Point Mall, Forsyth, Illinois
Ownership Type:
Ground Lease
Lease Expiration Date::
Approx. 3.5 years
Renewal Options:
4, 5-year options
Building Sq. Ft.:
90,500 SF
Rent Increases:
10% Every 5 - Next Increase in 2029 (Option Period)
Investment Highlights
- Zero Landlord Responsibilities: Absolute NNN Ground Lease structure, with a tenant that has been in operation at this location since 1982.
- Below Market Rent: Current rent is significantly below market rent paying a mere $1.76 PSF, offering substantial future upside.
- Below Replacement Cost: At $24.31/SF, the acquisition price is significantly below replacement cost, offering strong upside and yield potential.
- Hedge Against Inflation: The lease provides for 10% rent increases every five years. The next scheduled bump is in 3.5 years, which will adjust the cap rate to approximately 8.8%.
- New Area Developments: Forsyth, IL is experiencing sustained commercial expansion. New developments such as Panda Express’ recently delivered outparcel and Chick-fil-A’s planned redevelopment of the former Applebee’s pad along U.S. Hwy 51 demonstrate strong tenant demand within the corridor. The area continues to attract national retailers including Starbucks, Five Below, Dollar General, Taco Bell, and Menards, reinforcing its position as a growing retail hub.
- Prime Lodging Hub: There are approximately 13 hotels in the city, making this the premier retail and hospitality node for the entire Decatur metro area, making it one of the strongest commercial trade areas in Central Illinois.
- Strategic Location: Kohl’s is located within Hickory Point Mall, the primary retail hub for Decatur, IL and the communities between Champaign and Springfield. The mall fronts US Route 51, a major north–south corridor with over 17,600 VPD, providing direct access to Downtown Decatur and to Bloomington. It also sits just a half-mile from the Route 51/Interstate 72 interchange, offering strong regional connectivity.
- Strong Regional Employers: Major employers in the area include Archer Daniels Midland, Caterpillar, Decatur Memorial Hospital, Decatur Public Schools, HSHS St. Mary’s Hospital, and Ameren Illinois.
Ownership Type:
Ground Lease
Lease Expiration Date::
Approx. 3.5 years
Renewal Options:
4, 5-year options
Building Sq. Ft.:
90,500 SF
Rent Increases:
10% Every 5 - Next Increase in 2029 (Option Period)
