Daytime corner view of the existing Midland Lofts building in downtown Effingham.

Conceptual proposed exterior rehabilitation of 111 W. St. Anthony, not an existing-condition photograph.

Preserving Character. Renewing Downtown.

23 long-term apartments. Two historic buildings. One coordinated downtown investment.

Explore the proposal

Long-term apartments

90 days

Housing readiness target

Approx. $3.9M

Current investment subtotal

Up to $750,000

Upfront City assistance requested

A three-phase investment in downtown Effingham.

City support would allow broader rehabilitation at St. Anthony and Midland’s acquisition and adaptation to proceed together. Phases One and Two may proceed in parallel; their completion would unlock the opportunity for future Fourth Street redevelopment.

PHASE ONE

109/111 W. St. Anthony

Preserve ten existing apartments through comprehensive apartment renovations and major building upgrades at 111, targeted reinvestment at 109, and shared-site improvements.

Owned · Work underway

PHASE TWO

Midland Lofts

Acquire and adapt Midland for thirteen long-term apartments, a local law practice, six additional private offices, and shared coworking space.

Prospective acquisition

PHASE THREE

Fourth Street redevelopment

Build on the law-office relocation to evaluate future redevelopment alongside ODG’s existing Fourth Street properties.

Future opportunity · Scope to be determined

View the City Partnership

PHASE ONE · 109/111 W. St. Anthony

A Century of Character. A New Century of Living.

Owned · Work underway

111 W. St. Anthony | 1927–2027

Built in 1927, 111 W. St. Anthony contains six existing apartments and is approaching its centennial. Its phased rehabilitation pairs apartment improvements with modernization of water-supply and drainage infrastructure, targeted electrical work, and longer-term roof, window, masonry, and shared-site improvements.

Resident move-outs are complete and interior demolition is substantially complete. Remaining demolition is expected during the week of November 16, 2026.

COMPLETED APARTMENT 6 · OCTOBER 2026

Apartment 6: From Original Condition to Completed Renovation

Apartment 6 demonstrates the renovation standard planned for the remaining five apartments.

Apartment 6 after renovation, photo 1 of 7.

Apartment 6 — Completed Renovation | October 2026

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Apartment 6 — Completed Renovation | October 2026

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Apartment 6 — Completed Renovation | October 2026

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Conceptual rehabilitation visualization of 111 W. St. Anthony Avenue.

Existing exterior condition of 111 W. St. Anthony Avenue.

Rehabilitation Approach

ODG is undertaking apartment renovations and essential repairs while maintaining required safety and code compliance. The broader phased preservation program includes:

Building preservation: window replacement, roof replacement, and masonry restoration and tuckpointing.
Infrastructure: water-line replacement, plumbing modernization, and targeted electrical work.
Exterior and shared-site improvements: exterior railings, rear garage demolition, parking-lot repavement, and exterior lighting.
Connectivity and security: networking and security upgrades.

City participation would support the extent and sequencing of this broader investment alongside the Midland acquisition. Longer-term preservation, infrastructure, technology, and site work would follow the agreed construction schedule. The 90-day target relates to apartment readiness.

109 W. ST. ANTHONY · CONTINUED OPERATION

109 W. St. Anthony

Preserving Existing Housing Through Measured Reinvestment.

109 W. St. Anthony contains four existing apartments being preserved through continued operation, necessary maintenance, and targeted exterior improvements—not a complete interior renovation. It shares a rear parking area with 111; proposed parking improvements serve both buildings, with contemplated rear garage removal part of the shared-site concept.

Long-term architectural concept for 109 W. St. Anthony Avenue; not a funded construction commitment.

Existing condition of 109 W. St. Anthony Avenue before the contemplated exterior rehabilitation.

VIEW ODG-OWNED PROPERTY LOCATIONS

ODG LLC owns all four properties shown: 109 and 111 W. St. Anthony and 217 and 219 N. Fourth. Aerial map identifying four ODG LLC-owned properties: 109 and 111 W. St. Anthony and 217 and 219 N. Fourth in downtown Effingham.

Aerial map identifying four ODG LLC-owned properties: 109 and 111 W. St. Anthony and 217 and 219 N. Fourth in downtown Effingham.

PHASE TWO · Midland Lofts

A historic downtown building with room to live and work.

Prospective acquisition

129–133 W. Jefferson Avenue

Substantially remodeled in 2020, Midland Lofts provides finished space for proposed housing and professional workspace directly across from the courthouse.

13 planned apartments

Approx. 19,500 square feet

Built 1910

Proposed law office + 6 private offices + coworking

Long-term apartments and professional workspace.

Residential program

Thirteen existing apartments—five on the ground floor and eight upstairs—are planned for market-rate, long-term residential leasing.

Proposed work

Law-office adaptation

Adapt a ground-floor suite for the established local law practice that has agreed in principle to relocate.

Private offices and shared coworking

Subdivide the existing gym and adapt finished rooms to create six additional private offices, with coworking space in the common areas.

Targeted interior refreshing

Complete painting and selected finish improvements where needed to prepare apartments and professional workspace for the proposed leasing program.

Existing Midland studio with sleeping area and kitchenette.

Existing Midland apartment living area and kitchen.

Existing shared lounge and gathering space at Midland Lofts.

Existing finished office with desk and seating at Midland Lofts.

Why the projects are proposed together.

City participation would allow Midland’s acquisition and targeted adaptation to proceed alongside the broader preservation program at St. Anthony. Together, the projects support 23 existing apartments planned for long-term rental and additional professional workspace. Without coordinated support, planned preservation work may need to be reduced or deferred, and the Midland acquisition may not be financially feasible.

Acquisition, final financing, parking rights, and required use approvals remain to be completed.

PARKING AND RESIDENTIAL USE

The working arrangement anticipates six parking spaces provided by Midland and City approval for the intended ground-floor residential use. These terms remain subject to final agreement.

RESIDENTIAL AND WORKSPACE DETAILS

The law-office adaptation incorporates Unit 101 and adjoining space, leaving thirteen residential apartments from fourteen original suites. Current residential leases are month-to-month. Six additional private offices would reuse the existing office, conference room, and finished vault office and subdivide the existing gym into three offices. Common areas would also provide shared coworking space. These are proposed spaces, not signed tenants.

PHASE THREE · Fourth Street

Preparing for the next chapter.

Future redevelopment · Scope to be determined

Following the law office’s relocation to Midland, 213/215 N. Fourth would continue as rental properties. ODG intends to acquire them in the coming years and evaluate redevelopment together with its existing 217/219 properties. Future use, design, budget, and timing remain to be determined.

Current site preparation at 217/219.

ODG is pursuing removal of the deteriorated structures at 217 and 219 N. Fourth, followed by cleanup, stabilization, and maintained interim open space. Demolition assistance is proceeding through its separate City approval process, with final consideration expected November 17, 2026.

Final demolition approval is pending. Future redevelopment is not yet designed or funded.

Conceptual interim landscaped open space at 217 and 219 N. Fourth Street after demolition, cleanup, grading, and site stabilization.

Existing deteriorated conditions at 217 and 219 N. Fourth Street before demolition and site preparation.

217/219 N. Fourth · Proposed interim site restoration, not a permanent public park or a rendering of later development.

PROPOSED CITY PARTNERSHIP

One coordinated agreement. Lasting downtown investment.

Up to $750,000

Combined upfront City assistance

ODG seeks the full agreed upfront contribution at Midland closing, with flexible allocation among approved eligible costs across Phases One and Two.

Plus annual property tax reimbursement

Reimburse 100% of property tax increment attributable to growth in equalized assessed value above the 2026 assessment baseline, through the Central Redevelopment TIF District’s remaining life. Annual payments would be limited to available TIF revenues and documented, previously unreimbursed eligible redevelopment costs.

Funding would be tied to documented costs, delivery milestones, and appropriate repayment provisions for unfulfilled commitments.

The investment behind the proposal.

$735,000

Completed acquisitions and related outlay at owned properties

$487,414

109/111 phased improvement program

$2,400,000

Midland acquisition planning allowance

$300,000

Midland office conversion and interior improvements — preliminary allowance

$3,922,414

Identified investment subtotal (planning basis)

Midland’s acquisition allowance reflects the seller’s initial pricing indication. No purchase price has been agreed; final terms remain subject to negotiation.

The Midland improvement allowance is preliminary and subject to final scope and pricing. Transaction costs and future Phase Three redevelopment are excluded.

From approval to housing readiness.

Target: 23 existing apartments retained or ready for long-term rental within 90 days of Council approval.

Council approval

Delivery period begins.

Within 30 days of approval

Target Midland closing.

Within 60 days after closing

Target completion of apartment preparation.

Subject to the final agreement and required approvals. Longer-term preservation and site improvements follow their agreed construction schedules.

Full funding terms and public protections

ODG’s preferred structure makes the full agreed upfront City contribution available at the Midland closing, enabling the acquisition to proceed alongside the broader preservation commitments at 109/111 W. St. Anthony. The agreement would allow flexibility in the allocation and sequencing of approved eligible costs. Final payment timing and allocation would be established with the City. No fixed property-by-property allocation is proposed. The agreement would define project obligations, delivery milestones, documentation, and appropriate repayment provisions if funded commitments are not fulfilled. Acquisition, housing readiness, and agreed improvements would provide measurable standards for the partnership. In addition to upfront redevelopment assistance, the City would reimburse the Developer for 100% of the incremental real estate tax revenues attributable to increases in equalized assessed value above the 2026 assessment baseline for the participating properties, through the remaining life of the Central Redevelopment TIF District. Reimbursements would be made annually from available TIF revenues and applied against documented, previously unreimbursed TIF-eligible redevelopment expenditures, subject to applicable law. Costs reimbursed through upfront assistance would not be reimbursed again through this provision. Eligible costs, the funding mechanism, payment terms, and documentation requirements would be established in the negotiated agreement, subject to applicable law and City approval. The final agreement will define closing, financing, parking/use, inspection, and scheduling requirements. Longer-term preservation and site improvements will follow their agreed construction schedules. Acquisition, final financing, parking rights, and required use approvals remain to be completed.VIEW OFFICIAL ILLINOIS GENERAL ASSEMBLY STATUTE ↗

Investment assumptions and 109/111 budget

Midland’s $2.4 million acquisition allowance reflects the seller’s initial pricing indication. No purchase price has been agreed; final terms remain subject to negotiation. The $3,922,414 planning subtotal combines completed acquisitions and related outlay at owned properties, the $487,414 improvement program at 109/111, a $2,400,000 Midland acquisition allowance, and a $300,000 preliminary Midland improvement allowance. Transaction costs and future Phase Three redevelopment are excluded. The Midland improvement allowance covers the proposed law-office conversion, six additional private offices, shared coworking space, and targeted interior improvements. Final scope and pricing remain to be established. City assistance is a funding source within the program, not an additional project cost. Future Phase Three redevelopment is outside this subtotal and the current combined funding request. Existing 217/219 demolition assistance continues through its separate approval process. No funding for the future acquisition or demolition of 213/215 is requested in this combined proposal. The maximum $750,000 upfront City contribution represents approximately 19.1% of this planning subtotal. Proposed annual incremental property tax reimbursements are additional and are not included in that percentage. 109/111 improvement budget Five apartment interiors + floor restoration: $102,825 Windows + roofing allowances: $93,000 Electrical + plumbing systems: $47,000 Rear garage + shared parking concept: $50,000 Stairs/egress, HVAC + life-safety work: $38,000 Masonry, insulation, common areas + grounds: $54,400 Technology + security: $22,000 Prior completed work + owner contingency: $80,189 Total: $487,414 The phased program includes $27,700 in completed improvements, $407,225 in future direct work, and $52,489 in owner planning contingency. Estimates and allowances remain subject to final scope and pricing; prior spending is not automatically reimbursable.

Supports Effingham’s 2050 priorities for housing preservation and downtown reinvestment.

View the City’s 2050 Comprehensive Plan

Requested City action

ODG requests negotiation and City Council approval of a master redevelopment agreement for Phases One and Two, including up to $750,000 in upfront assistance plus the proposed annual incremental property tax reimbursement.

Funding and final agreement terms have not been approved.