Upcoming Auctions
Online Only Real Estate Auction: 40 S. 16th Street, Hamilton, IL
Online Only Real Estate Auction
January 26, 2024 - February 15, 2024
Sellers: Steve Lunt, Sonja Lunt & Leighann Lunt,
Trustee of the Tobin J. Lunt Trust Under Will
40 S. 16th Street, Hamilton, IL
This property is occupied by a tenant and is being sold subject to the existing tenancy.
-Lease is verbal
-There is no security deposit
-Long-term tenant in place
-Tenant pays for utilities
-Rent amount: $425.00/month
Bid now on this 2 bedroom, one bath, single story home located on a corner lot in Hamilton. It features kitchen/dining area, separate living room, MF laundry and attached one-car garage.
An open house will be on Tuesday, February 6th, from 5-6 p.m.
For additional information, or private tours, please call our office @ 309-647-8811.
To register to bid on this property, please click the “Bid Online” button.
Buyer’s Premium: 5%
Address: 40 S. 16th Street, Hamilton, IL
Tax ID: 11-29-604-004
Legal: S29 T5 R8 CONKLIN & JOYCES ADD - LOT 15 BLK S MONTBELLO
Lot Size: 140’ X 50’
Property Taxes: $1,723.10 (2022) - No exemptions
Total Living SF: Approximately 1,288 SF
Year Built: Unknown
Foundation: Slab
Siding: Vinyl
Roof: Flat rubber
Water/Sewer: Municipal water/sewer
Mechanicals: FA furnace, gas water heater
Terms:
DISCLAIMER: Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by an Executor Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property conveyed with real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchaser’s representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on Purchasers ability to obtain financing, or subject to any home, radon, lead-based paint, septic, mold, or other inspections.
POSSESSION: Purchaser will receive possession at closing, subject to the existing verbal lease, which will be on or before March 8, 2024, with Western State Title Company handling the title work and closing. The location of the closing is to be determined.
No New Survey: The Property shall be conveyed by the existing legal description.
Equal Opportunity Clause: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchaser’s race, color, religion, sex, material status, national origin, or physical handicap.
Debt Collection and Interest Charge: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in Fulton County, Illinois.
Buyer’s Premium: This auction has a 5% buyer’s premium, which will be paid by the buyer as part of their closing expenses, to Kelso Rhoades Real Estate Auction Group.
Guaranty Agreement: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
Property Tax Proration: At closing, the seller will issue a credit to the buyer for the entirety of the 2023 real estate taxes (due and payable in 2024), and will also issue a credit to the buyer for the prorated portion of the 2024 real estate taxes. Any subsequent year’s taxes will be the responsibility of the buyer.
Closing expenses: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
Terms for Online Bidding: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than 4 p.m. on February 16, 2024. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of $2,500.00 or 10% of the sales price (whichever is greater) will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than March 8, 2024. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
Property Disclosures
Online Only Real Estate Auction: 1230 Laurel Street, Hamilton, IL
Online Only Real Estate Auction
January 26, 2024 - February 15, 2024
Sellers: Steve Lunt, Sonja Lunt & Leighann Lunt,
Trustee of the Tobin J. Lunt Trust Under Will
1230 Laurel Street, Hamilton, IL
Don’t miss out on this 2 bed/1 bath ranch, located in Hamilton, IL. It features MF kitchen, dining room, living room, newer water heater and detached 1-car garage.
All measurements are approximate.
An open house will be on Tuesday, February 6th, from 5-6 p.m.
For additional information, or private tours, please call our office @ 309-647-8811.
To register to bid on this property, please click the “Bid Online” button.
Buyer’s Premium: 5%
Address: 1230 Laurel Street, Hamilton, IL
Tax ID: 11-29-302-001
Legal: S29 T5 R8 SAMUEL GORDONS 2ND ADD - W 1/2 LOT 4 BLK 3 MONTEBELLO
Lot Size: 50’ X 140’
Property Taxes: $1,477.64 (2022) - No exemptions
Total Living SF: Approximately 946 SF
Year Built: Unknown
Foundation: Partial Basement
Siding: Aluminum
Roof: Metal
Water/Sewer: Municipal water/sewer
Mechanicals: FA furnace
Terms:
DISCLAIMER: Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by an Executor Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property conveyed with real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchaser’s representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on Purchasers ability to obtain financing, or subject to any home, radon, lead-based paint, septic, mold, or other inspections.
POSSESSION: Purchaser will receive possession at closing, which will be on or before March 8, 2024, with Western State Title Company handling the title work and closing. The location of the closing is to be determined.
No New Survey: The Property shall be conveyed by the existing legal description.
Equal Opportunity Clause: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchaser’s race, color, religion, sex, material status, national origin, or physical handicap.
Debt Collection and Interest Charge: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in Fulton County, Illinois.
Buyer’s Premium: This auction has a 5% buyer’s premium, which will be paid by the buyer as part of their closing expenses, to Kelso Rhoades Real Estate Auction Group.
Guaranty Agreement: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
Property Tax Proration: At closing, the seller will issue a credit to the buyer for the entirety of the 2023 real estate taxes (due and payable in 2024), and will also issue a credit to the buyer for the prorated portion of the 2024 real estate taxes. Any subsequent year’s taxes will be the responsibility of the buyer.
Closing expenses: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
Terms for Online Bidding: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than 4 p.m. on February 16, 2024. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of $2,500.00 or 10% of the sales price (whichever is greater) will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than March 8, 2024. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
Property Disclosures
Online Only Real Estate Auction: 106 Walnut Street, Avon, IL
Online Only Real Estate Auction
January 10, 2024 - January 31, 2024
Seller: Kathy L. Strange
106 Walnut Street - Avon, IL
Tons of living space in this 5 bedroom/2 bath, 2-story home, located on a large corner lot, with detached (brick) 1-car garage. The main level of the home features a large bedroom (which could also be used as a den), kitchen, informal dining room, living room, full bath and the conveniences of main floor laundry. The second floor includes 4 additional bedrooms and a second full bath. The refrigerator, gas stove, hood, microwave and washer/dryer are included in the sale of the real estate.
All measurements are approximate.
An open house will be on Thursday, January 25th, from 5-6 p.m.
For additional information, or private tours, please call our office @ 309-647-8811 or Jed @ 309-333-0616.
To register to bid on this property, please click the “Bid Online” button.
Buyer’s Premium: 5%
Address: 106 Walnut Street - Avon, IL 61415
Tax ID: 01-01-19-322-003
Legal: TWP: 02 SECT/LOT: 07 R. WOODS ADDITION LT 10 50 SSD
Lot Size: 212’ X 130’ (Irregular)
Property Taxes (2022): $571.82 (Exemptions: Owner occupied & Senior Homestead)
Total Living SF: 3,250 SF
Year Built: 1904 (per county records)
Foundation: Basement/Crawlspace
Siding: Brick/Fiberboard
Roof: Shingled.
Water/Sewer: Municipal water/sewer
Mechanicals: Forced air furnace, central air conditioning and gas water heater.
Terms:
DISCLAIMER: Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by an Executor Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property conveyed with real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchasers representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on Purchasers ability to obtain financing, or subject to any home, radon, lead-based paint, septic, mold, or other inspections.
POSSESSION: Purchaser will receive possession at closing, which will be on or before February 29, 2024, at the law office of Holland & Holland in Bushnell, 397 W. Main Street, Bushnell, IL 61422.
No New Survey: The Property shall be conveyed by the existing legal description.
Equal Opportunity Clause: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchasers race, color, religion, sex, material status, national origin, or physical handicap.
Debt Collection and Interest Charge: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in Fulton County, Illinois.
Buyer’s Premium: This auction has a 5% buyer’s premium, which will be paid by the buyer as part of their closing expenses, to Kelso Rhoades Real Estate Auction Group.
Guaranty Agreement: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
Property Tax Proration: At closing, the seller will issue a credit to the buyer for the entirety of the 2023 real estate taxes (due and payable in 2024), and will also issue a credit to the buyer for the prorated portion of the 2024 real estate taxes. Any subsequent year’s taxes will be the responsibility of the buyer.
Closing expenses: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
Terms for Online Bidding: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than 4 p.m. on February 1, 2024. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of $2,500.00 or 10% of the sales price (whichever is greater) will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than February 29, 2024. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
Property Photos (more photos coming soon!)
Property Disclosures
Online Only Real Estate Auction - 400 Meadow Drive, Macomb, IL 61455
Online Only Real Estate Auction
June 14, 2023 - June 28, 2023
Seller: The Delores Deane Harvey Estate
400 Meadow Drive - Macomb, IL 61455
Come and see this large 4 bedroom, 2.5 bathroom house in a quiet neighborhood. The main level features some newer laminate flooring with great potential for further updates. Appliances included (not warranted) are a refrigerator, stove/oven, dishwasher, microwave, washer, and dryer. The furnace was new in 2021. Enjoy relaxing or entertaining in this home's fenced-in backyard among several mature trees. This is one home you won't want to miss!
All measurements are approximate. Property is being sold as part of an estate.
An open house will be on Saturday, June 24, 2023, from 11-1 p.m.
For additional information, or private tours, please call Kelsey @ 309-313-4958 or Jed @ 309-333-0616.
To register to bid on this property, please click the “Bid Online” button.
Buyer’s Premium: 6%
Address: 400 Meadow Drive - Macomb, IL 61455
Tax ID: 07-000-527-00
Legal: S35 T6 R3 LOT 73 MEADOWBROOK 1ST SUB
Lot Size: 80’ x 165’
Property Taxes (2022): $4,756.74 (Exemptions: Owner occupied & Senior Citizen)
Total Living SF: 3,250 SF
Year Built: 1960 (per county records)
Foundation: Basement/Crawlspace
Siding: Brick/Fiberboard
Roof: Shingled.
Water/Sewer: Municipal water/sewer - City of Macomb
Mechanicals: Forced air furnace, central air conditioning and gas water heater.
Terms:
DISCLAIMER: Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by an Executor Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property conveyed with real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchasers representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on Purchasers ability to obtain financing, or subject to any home, radon, lead-based paint, septic, mold, or other inspections.
POSSESSION: Purchaser will receive possession at closing, which will be on or before July 26, 2023, at the law office of Holland & Holland in Bushnell, 397 W. Main Street, Bushnell, IL 61422.
No New Survey: The Property shall be conveyed by the existing legal description.
Equal Opportunity Clause: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchasers race, color, religion, sex, material status, national origin, or physical handicap.
Debt Collection and Interest Charge: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in Fulton County, Illinois.
Buyer’s Premium: This auction has a 6% buyer’s premium, which will be paid by the buyer as part of their closing expenses, to Kelso Rhoades Real Estate Auction Group.
Guaranty Agreement: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
Property Tax Proration: The seller will be responsible for the entirety of the 2022 real estate taxes, and at closing, will issue a credit to the buyer for the prorated portion of the 2023 real estate taxes. Any subsequent year’s taxes will be the responsibility of the buyer.
Closing expenses: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
Terms for Online Bidding: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than 6 p.m. on June 28, 2023. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of $2,500.00 or 10% of the sales price (whichever is greater) will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than July 26, 2023. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
Property Photos
Property Disclosures
Peoria County Land Auction: 108.095 +/- Acres Selling in 1 Tract
Sold! $9,300/acre ($1,005,283.50)
Auction rescheduled for Thursday, May 4th @ 10:00 a.m.
Farming rights for 2023!!!
Seller: The Estate of Richard W. Keel
Located at the Northeast Corner of Smithville Road & Texas Road
108.095 +/- Acres, Selling in 1 Tract
Thursday, May 4, 2023 @ 10 a.m.
Farmington Moose Lodge - 1001 E. Fort Street, Farmington, IL
Tract 1 - The Richard Keel Farm
Tract 1: 108.095 +/- Acres (selling on a dollar per acre basis)
Tax ID: 16-30-300-001 = 22 +/- Taxable acres
Tax ID: 16-30-300-005 = 88.162 Surveyed acres, less 2.067 acres of Smithville Rd right of way = 86.095 acres.
Located in Logan Township, Peoria County, Illinois
Great access with frontage along both Smithville and Texas Road
90 +/- Tillable acres with an average PI of 112.9
Soils consist primarily of Keomah, Rozetta, Sylvan and Rozetta silt loams
Farming rights available to the purchaser for the 2023 farming season
Access to the property for farming operations prior to closing with a signed purchase agreement, 10% earnest money and proof of insurance
Small area of timber in the NE corner of the farm protects a small tillable portion that would make a great food plot/hunting spot (the timber is contiguous with a larger amount of timber that extends onto neighboring parcels) - Deer stand will be removed prior to closing.
Seller: The Estate of Richard W. Keel (Mary Murphy, Administrator)
Representing Attorney: John McCarthy
Farm Photos
Aerial, Topography & Soil Maps
FSA Documents
Terms of Sale
Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by a Warranty Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property will be conveyed with the real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchaser’s representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on purchasers’ ability to obtain financing and/or appraisal, or subject to any home, radon, lead-based paint, septic, mold, or other inspections.
POSSESSION: Purchaser will receive possession at closing. If the Purchaser would like to access the property prior to closing, access will be granted for farming operations prior to closing with a signed purchase agreement, 10% earnest money and proof of insurance. Closing will be held on or before Thursday, June 15, 2023, at the law offices of John McCarthy, 209 E. Chestnut Street, Suite # 1, Canton, IL 61520.
SURVEY: Tract 1 (consisting of 2 parcel ID’s) shall be conveyed by the existing legal descriptions and a combination of the acreage reported by the Peoria County Assessor’s Office and recent survey, 108.095+/- acres.
OPPORTUNITY CLAUSE: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchaser’s race, color, religion, sex, material status, national origin, or physical handicap.
DEBT COLLECTION & INTEREST CHARGE: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in McDonough County, Illinois.
BUYER’S PREMIUM: There is no buyer’s premium for this auction.
GUARANTEE AGREEMENT: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
PROPERTY TAX PRORATION/FARM INCOME: Taxes for any year prior to the year in which the sale occurs will be paid by the seller. As the purchaser will be entitled to farming operations for 2023, they will be responsible for the entirety of the 2023 real estate taxes as well as all subsequent years real estate taxes.
CLOSING EXPENSES: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
TERMS FOR ONLINE BIDDING: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than 5 p.m. on May 4, 2023. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of 10% of the purchase price will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than June 15, 2023. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
Peoria County Land Auction: 72.091 Surveyed Acres Selling in 1 Tract
Sold! $9,350.00/acre ($674,050.85)
Another great upcoming Peoria County sale. 72.091 Surveyed acres, with approximately 53 +/- acres of tillable ground. Check back frequently, as we’ll be updating sale info and terms as they become available.
***The adjoining house, 5 acres, bins and outbuilding are available for sale through our brokerage company at www.RhoadesRealtors.com***
Seller: Austin & Myra Cooper
Located at 20901 W. Farmington Road - Trivoli, IL
72.091 Surveyed Acres, Selling in 1 Tract
Thursday, April 27, 2023 @ 10 a.m.
Farmington Moose Lodge - 1001 E. Fort Street, Farmington, IL
Tract 1 - The Cooper Farm
Tract 1: 72.091 Surveyed Acres (selling on a dollar per acre basis)
Survey has been scheduled and acreage will be updated when available
Access from the South along IL State Route 116
Access from the West, by easement
FSA reports 53.98 +/- tillable acres with an average PI of 112
Soils consist primarily of Rozetta silt loam and Sylvan silty clay loam soils
Ownership is subject to an existing farm lease for 2023. Buyer will be credited 2023 cash rent at closing, totaling $11,130.00
Ownership is subject to an existing wind farm lease option. Buyer will be credited 2023 option fee at closing, totaling $1,000.00
Seller: Austin & Myra Cooper
Representing Attorney: Nick Tinsman
Interactive Map
Aerial Photographs
FSA Documents / Maps / Easement
Wind Farm Lease - Option Agreement
Easement for Access
Terms of Sale
Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by a Warranty Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property will be conveyed with the real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchaser’s representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on purchasers’ ability to obtain financing and/or appraisal, or subject to any home, radon, lead-based paint, septic, mold, or other inspections.
POSSESSION: Purchaser will receive possession, subject to the 2023 farm lease at closing. Additionally, ownership is subject an existing wind farm lease option, dated January 27, 2021 (see document below). Closing will be held on or before Friday, May 26, 2023, at the law offices of Barnhart, Tinsman & Associates, 121 W. Elm Street, Canton, IL 61520.
SURVEY: Tract 1 shall be conveyed by the acreage determined by survey, which will be completed prior to the date of sale.
OPPORTUNITY CLAUSE: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchaser’s race, color, religion, sex, material status, national origin, or physical handicap.
DEBT COLLECTION & INTEREST CHARGE: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in McDonough County, Illinois.
BUYER’S PREMIUM: There is no buyer’s premium for this auction.
GUARANTEE AGREEMENT: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
PROPERTY TAX PRORATION/FARM INCOME: Taxes for any year prior to the year in which the sale occurs will be paid by the seller. As the purchaser will receive a credit at closing for the farm income for 2023 (totaling $11,130.00) , they will be responsible for the entirety of the 2023 real estate taxes as well as all subsequent years real estate taxes.
CLOSING EXPENSES: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
TERMS FOR ONLINE BIDDING: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than 5 p.m. on April 27, 2023. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of 10% of the purchase price will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than May 26, 2023. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
Fulton County Land Auction: 121.38 +/- Acres Selling in 1 Tract
Sold! $5,600/acre @ 121.38 +/- acres = $679,728.00
Updated March 6, 2023
Prior to closing, the home, all outlying buildings, trees and fences around the homesite will be torn down.
“The Bill Kost Farm”
132 East County Highway 36 - Vermont, Illinois
121.38 +/- Taxable Acres, Selling in 1 Tract
Thursday, April 13, 2023 @ 10 a.m.
Vermont American Legion
213 N. Main Street - Vermont, IL
Available for viewing by appointment only or visit us at our open house on
Saturday, April 1st, from 11 a.m. - 1 p.m.
Tract 1 - The Bill Kost Farm
Tract 1: 121.38 +/- Taxable Acres (selling on a dollar per acre basis)
Located at 132 East County Highway 36, approximately 0.5 miles West of Vermont.
The property is improved with a 1.5 story home, detached garage and older barn.
FSA reports 51.9 +/- tillable acres with an average PI of 117.5.
Soils consist primarily of Rozetta and Keomah silt loams.
New ownership is subject to the existing farm lease for 2023.
Great hunting and recreational potential with 68.5 +/- acres of timber. No existing hunting lease on the property.
House Information (UPDATED 03/06/2023)
The home, all outlying buildings, trees and fences around the homesite will be torn down prior to closing.
Municipal water, electricity and natural gas will remain available at the property for future use.
Interactive Mapping
Property Photos
FSA Docs / Topography Maps / Soil Maps
Terms of Sale
Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by a Warranty Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property will be conveyed with the real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchaser’s representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on purchasers’ ability to obtain financing and/or appraisal, or subject to any home, radon, lead-based paint, septic, mold, or other inspections.
POSSESSION: Purchaser will receive possession, subject to the existing farm lease, at closing. Closing will be held on or before Monday, May 15, 2023, at the law offices of John McCarthy, 209 E. Chestnut Street, Suite # 1, Canton, IL 61520.
SURVEY: Tract 1 shall be conveyed by the existing legal description and acreage reported by the Fulton County Assessor’s Office, 121.38 acres.
OPPORTUNITY CLAUSE: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchaser’s race, color, religion, sex, material status, national origin, or physical handicap.
DEBT COLLECTION & INTEREST CHARGE: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in McDonough County, Illinois.
BUYER’S PREMIUM: There is no buyer’s premium for this auction.
GUARANTEE AGREEMENT: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
PROPERTY TAX PRORATION/FARM INCOME: Taxes for any year prior to the year in which the sale occurs will be paid by the seller. The new owner(s) will receive the cash rent from farming operations for 2023 (totaling $7,600), and subsequently will be responsible for the entirety of the 2023 real estate taxes.
CLOSING EXPENSES: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
TERMS FOR ONLINE BIDDING: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than 5 p.m. on April 13, 2023. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of 10% of the purchase price will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than May 15, 2023. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
Online Only Real Estate Auction - Henry County Home with 10 +/- Acres: 5498 S. County Road - Alpha, IL
Online Only Real Estate Auction
March 10, 2023 - April 7, 2023
Seller: Christina Kelly
5498 S. County Road - Alpha, IL 61413
Tons of potential with this rural farm house on 10 +/- acres. Located just 20 minutes North of Galesburg and a quick 30-minute trip from the Quad Cities, the 1.5 story farm house has 4 bedrooms and 1 bath. The main floor includes a large informal dining room, living room, smaller bedroom, kitchen and full bathroom with the conveniences of main floor laundry, while the 2nd floor includes an additional 3 bedrooms.
The outlying acreage includes a neighboring mobile home that has been renovated and built on to, consisting of 2 bedrooms, 1 full bath, a large laundry room and open kitchen/dining/living area. Additionally, there is a 40’ x 24’ detached 2-car garage, a 22’ x 44’ outbuilding and 2 tractor trailers that are used for storage.
The area North of the home is mostly fenced, has a reliable creek and access to the North side of the creek. This area was previously used to raise horses.
All measurements are approximate. Property being sold “as-is”. All personal property will remain.
An open house will be on Monday, March 20, 2023, from 4-6 p.m.
For additional information, or private tours, please call Kelsey @ 309-313-4958 or Jed @ 309-333-0616.
To register to bid on this property, please click the “Bid Online” button.
Buyer’s Premium: 5%
Address: 5498 S. County Road - Alpha, IL
Tax ID: 99-16-327-004
Brief Legal: SW SE W OF I 74 & N1/2 VAC RD S & ADJ SEC 36 T14N R1E
Lot Size: Henry County Assessor reports 10 +/- acres
Property Taxes (2021): $3,345.80 (Exemptions: None)
Total Living SF: 1,513 SF (1,054 SF main level / 459 SF upper level)
Year Built: 1908 (per appraisal)
Foundation: Crawlspace
Siding: Vinyl
Roof: Metal (newer)
Water/Sewer: Private well and septic
Mechanicals: Forced air furnace (no AC) and electric water heater.
Terms:
DISCLAIMER: Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by an Executor Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property conveyed with real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchasers representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on Purchasers ability to obtain financing, or subject to any home, radon, lead-based paint, septic, mold, or other inspections.
POSSESSION: Purchaser will receive possession at closing, which will be on or before May 5, 2023, at Western Illinois Title in Cambridge.
No New Survey: The Property shall be conveyed by the existing legal description.
Equal Opportunity Clause: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchasers race, color, religion, sex, material status, national origin, or physical handicap.
Debt Collection and Interest Charge: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in Fulton County, Illinois.
Buyer’s Premium: This auction has a 5% buyer’s premium, which will be paid by the buyer as part of their closing expenses, to Kelso Rhoades Real Estate Auction Group.
Guaranty Agreement: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
Property Tax Proration: The seller will be responsible for the entirety of the 2022 real estate taxes, and at closing, will issue a credit to the buyer for the prorated portion of the 2023 real estate taxes. Any subsequent year’s taxes will be the responsibility of the buyer.
Closing expenses: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
Terms for Online Bidding: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than 6 p.m. on April 7, 2023. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of $2,500.00 or 10% of the sales price (whichever is greater) will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than May 5, 2023. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
Property Photos
Additional Property Photos of Mobile Home
Property Disclosures
Online Only Real Estate Auction - 1507 Coulter Avenue - Galesburg, IL
Online Only Real Estate Auction
March 3, 2023 - March 24, 2023
Seller: The Estate of Linda K. Frazier
1507 Coulter Avenue - Galesburg, IL
Tons of curb appeal with this well-maintained 1 bedroom / 1 bath ranch home. The exterior of the home is updated with newer vinyl siding, roof, convenient 14' x 10' storage shed and the large 24' x 16' deck at the rear of the home. The double lot includes an oversized 2-car detached garage, featuring an attached workshop and bonus office space. Inside, the eat-in kitchen is spacious and includes the fridge, stove and microwave. The large front living room has additional storage and is nestled between the bedroom and large bathroom. Convenient main floor laundry is also available in the utility room.
All measurements are approximate. Property is being sold as part of an estate.
An open house will be on Thursday, March 16, 2023, from 4 - 6 p.m.
For additional information, or private tours, please call Kelsey @ 309-313-4958 or Jed @ 309-333-0616.
To register to bid on this property, please click the “Bid Online” button.
Buyer’s Premium: 5%
Address: 1507 Coulter Avenue - Galesburg, IL 61401
Tax ID: 99-16-327-004
Legal: LIBERTY HEIGHTS LOTS 83 & 84
Lot Size: 50’ X 120’ & 83’ X IRREGULAR
Property Taxes (2021): $868.98 (Exemptions: Owner occupied & Senior homestead)
Total Living SF: 880 SF
Year Built: 1948 (per county records)
Foundation: Slab
Siding: Vinyl
Roof: Shingled.
Water/Sewer: Municipal water/sewer - City of Galesburg
Mechanicals: Forced air furnace, central air conditioning and electric water heater.
Terms:
DISCLAIMER: Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by an Executor Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property conveyed with real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchasers representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on Purchasers ability to obtain financing, or subject to any home, radon, lead-based paint, septic, mold, or other inspections.
POSSESSION: Purchaser will receive possession at closing, which will be on or before April 24, 2023, at Blake Law Office in Galesburg.
No New Survey: The Property shall be conveyed by the existing legal description.
Equal Opportunity Clause: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchasers race, color, religion, sex, material status, national origin, or physical handicap.
Debt Collection and Interest Charge: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in Fulton County, Illinois.
Buyer’s Premium: This auction has a 5% buyer’s premium, which will be paid by the buyer as part of their closing expenses, to Kelso Rhoades Real Estate Auction Group.
Guaranty Agreement: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
Property Tax Proration: The seller will be responsible for the entirety of the 2022 real estate taxes, and at closing, will issue a credit to the buyer for the prorated portion of the 2023 real estate taxes. Any subsequent year’s taxes will be the responsibility of the buyer.
Closing expenses: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
Terms for Online Bidding: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than 6 p.m. on March 25, 2023. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of $2,500.00 or 10% of the sales price (whichever is greater) will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than April 24, 2023. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
Property Photos
Property Disclosures
Online Only Real Estate Auction - 306 W. Ellison Street - Media, IL
Online Only Real Estate Auction
November 25, 2022 - December 19, 2022
Seller: The Estate of Ivan D. Lant
306 W. Ellison Street - Media, IL 61460
Tons of living space in this 3 bedroom / 1 bath home in the quiet town of Media. The home features a spacious eat-in kitchen with an adjoining “bonus” kitchen area that is packed with cabinets and room for additional seating. The kitchen leads to an informal dining area with large closet and front living room with adjacent area that could be used as a home office. The 3 bedrooms are all large and have plenty of closet space. The bathroom has an ADA accessible tub and includes an area for main floor laundry. Some appliances are included in the sale, including fridge, dishwasher, washer and dryer. The detached 2-car garage has an attached carport, floor drain, gas heater, window a/c unit and extra storage.
An open house will be on Friday, December 16, 2022, from 4-6 p.m.
For additional information, or private tours, please call Kyle @ 309-351-3140 or Jed @ 309-333-0616.
To register to bid on this property, please click the “Bid Online” button.
Buyer’s Premium: 5%
Address: 306 W. Ellison Street - Media, IL
Tax ID: 10-15-204-002
Legal: E 1/2 LOTS 7 10 & 11 BLOCK 6 WEVERS ADDITION VILLAGE OF MEDIA
Lot Size: 62’ x 132’
Property Taxes (2021): $218.78 (Exemptions: $6,000 owner occupied, $5,000 senior citizen)
Total Living SF: 1,444 SF (per county records)
Year Built: 1950 (per county records)
Foundation: Brick
Siding: Vinyl
Roof: The majority is shingled, but there is also a small area that is flat roof.
Water/Sewer: Municipal water - City of Media, Private septic system (seller indicates that a new leach field will be installed prior to closing).
Electric/Gas: Ameren (electric) / Nicor (gas)
Mechanicals: Forced air furnace, central air conditioning and gas water heater.
Terms:
DISCLAIMER: Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by an Executor Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property conveyed with real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchasers representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on Purchasers ability to obtain financing, or subject to any home, radon, lead-based paint, septic, mold, or other inspections.
POSSESSION: Purchaser will receive possession at closing, which will be on or before January 19, 2023, at Western Illinois Title Co., 411 E. Broadway in Monmouth, IL.
No New Survey: The Property shall be conveyed by the existing legal description.
Equal Opportunity Clause: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchasers race, color, religion, sex, material status, national origin, or physical handicap.
Debt Collection and Interest Charge: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in Fulton County, Illinois.
Buyer’s Premium: This auction has a 5% buyer’s premium, which will be paid by the buyer as part of their closing expenses, to Kelso Rhoades Real Estate Auction Group.
Guaranty Agreement: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
Closing expenses: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
Terms for Online Bidding: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than December 20, 2022. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of $2,500.00 or 10% of the sales price (whichever is greater) will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than January 19, 2023. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
Interactive Mapping
Property Disclosures
McDonough County Land Auction: 143.34 +/- Acres selling in 2 tracts.
SOLD!
Tract 1: $125,000.00 (Lump sum)
Tract 2: $5,800.00/acres ($733,932.00)
“The Morrell Farm"
Bid Live or Online!
143.34 +/- Acres, Selling in 2 Tracts
Thursday, November 10th @ 10 a.m.
McDonough County 4-H Center
3028 W. Jackson Street in Macomb
Available for inspection: 11 a.m. - 1 p.m. on Sunday, November 6th, or by appointment.
Tract 1 - The Morrell Farm
Tract 1: 16.8 +/- Taxable Acres (selling as a lump sum price)
Located at 1585 US Hwy 67, approximately 1.5 miles South of Industry.
A great residential property with the perfect mix of pasture, timber & pond!
1,463 SF Ranch home. 3 Bedroom/1 bathroom on main level, with attached 2-car garage.
Mostly finished walk-out basement with 2 additional bedrooms, full bath, laundry room, family room, and mechanical room.
52’ x 31’ post-frame building (dirt/gravel floors).
Stocked pond (catfish/bluegill/bass).
Tax ID: 09-000-340-00.
Property Taxes: $1,024.50 (2021). Exemptions: $6,000 Owner occupied & $5,000 Senior citizen.
Brief Legal Description: S26 T4 R2 SW COR NW EX ROW NW COR
House Information
Built in 1974
Frame construction, poured concrete basement walls, vinyl siding, asphalt shingles.
Central A/C (2015), gas forced-air furnace - propane (2005), gas water heater (2016).
Private well, septic system, termite bait station (Seventh Son Termite & Pest).
Whole house fan, newer replacement windows throughout , kitchen appliances stay.
Kitchen: 13’ x 12’
Informal Dining Room: 15’ x 12’
Living Room: 16’ x 15’
Master Bedroom: 15’ x 13’
Bedroom 2: 12’ x 11’
Bedroom 3: 12’ x 10’
Bathroom: 8’ 6” x 7’ 6”
Interactive Mapping
Aerial Photos/Topography Maps
House/Outbuilding/Property Photos
Tract 2 - The Morrell Farm
Tract 2: 126.54 Surveyed acres (selling on a dollar per acre basis)
Located approximately 1 mile South of Tennessee: South on E 350th Street, when road turns West and becomes N 750th Road, property lies to the East of the road and entrance is straight South.
Access to the property is by easement, across 3515 N 750th Road (see detailed easement map and plat below).
Approximately 36.19 Tillable acres, with remainder in timber. A creek meanders (North-South) through the Eastern portion of the property, eventually feeding into Troublesome Creek.
Incredible deer, turkey & morel mushroom hunting.
Grain bin and 1.25 +/- acre pond located at the Northwest corner of the property.
Free of any farm/hunting leases.
Tax ID: 18-000-218-05
Property Taxes: $1,309.88 (2021)
Brief Legal Description: S27 T5 R4 PT NW COR W 1/2 SE
Interactive Mapping
Property Photos
Easement Information (updated 11/2/2022)
FSA Documents
Terms of Sale
Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by a Warranty Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property will be conveyed with the real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchaser’s representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on purchasers’ ability to obtain financing and/or appraisal, or subject to any home, radon, lead-based paint, septic, mold, or other inspections.
SUBJECT TO COURT APPROVAL: The sale of both tracts are subject to the court’s approval.
POSSESSION: Purchaser will receive possession at closing, which will be on or before Monday, December 12, 2022, at the law offices of Holland & Holland, 397 W. Main Street, Bushnell, IL.
SURVEY: Tract 1 shall be conveyed by the existing legal description and acreage reported by the McDonough County Assessor’s Office, reporting 16.8 acres. Tract 2 shall be conveyed by the existing legal description and survey dated October 30, 2010, totaling 126.54 acres.
OPPORTUNITY CLAUSE: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchaser’s race, color, religion, sex, material status, national origin, or physical handicap.
DEBT COLLECTION & INTEREST CHARGE: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in McDonough County, Illinois.
BUYER’S PREMIUM: There is no buyer’s premium for this auction.
GUARANTEE AGREEMENT: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
PROPETY TAX PRORATION/FARM INCOME: Taxes for any year prior to the year in which the sale occurs will be paid by the seller. Tract 1: At closing, the sellers will issue a credit to the purchaser for the prorated portion of the 2022 real estate property taxes. Tract 2: The sellers will retain the farm income from 2022, and, at closing, will credit the purchaser for the entirety of the 2022, real estate taxes. All subsequent year’s taxes will be the responsibility of the purchaser.
CLOSING EXPENSES: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
TERMS FOR ONLINE BIDDING: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than November 10, 2022. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of 10% of the purchase price will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than December 12, 2022. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
ONLINE ONLY REAL ESTATE AUCTION 331 MEADOW STREET - NIOTA, IL
Online Only Real Estate Auction
October 3, 2022 - October 31, 2022
Seller: The Estate of Sharon Granneman
331 Meadow Street - Niota, IL 62358
Move right in to this 4 bedroom / 2 bath, 2-story home in Niota. The main floor of the home features an open living/dining area, eat-in kitchen (Fridge, gas stove and dishwasher stay), two bedrooms, full bath and the conveniences of main floor laundry (washer, electric dryer and upright freezer stay). The upstairs has two additional bedrooms a full bath. The exterior of the home is attractive and features vinyl siding and was updated with a new metal roof in 2016. The backyard includes an oversized/detached 2-car garage and two mature apple trees.
An open house will be on Tuesday, October 25, 2022, from 5-6:30 p.m.
For additional information, or private tours, please call Kyle @ 309-351-3140 or Jed @ 309-333-0616.
To register to bid on this property, please click the “Bid Online” button.
Buyer’s Premium: 5%
Address: 331 Meadow Street - Niota, IL
Tax ID: 02-10-000-614
Legal: S10 T7 R8 MILLERS ADD LOTS 10 & 11 BLK 1 APPANOOSE
Lot Size: 76’ X 150’
Property Taxes (2021): $149.20 (Exemptions: $6,000 owner occupied, $5,000 senior homestead)
Total Living SF: 1,726 SF (1,363 SF main floor / 363 SF 2nd floor)
Year Built: Unable to verify
Foundation: Block
Siding: Vinyl
Roof: Metal
Water/Sewer: Municipal water - Dallas Rural Water, Private septic system
Mechanicals: Forced air furnace, central air conditioning, sump pump, gas water heater. updated electrical box.
Terms:
DISCLAIMER: Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by a Warranty Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property conveyed with real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchasers representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on Purchasers ability to obtain financing, or subject to any home, radon, lead-based paint, septic, mold, or other inspections.
POSSESSION: Purchaser will receive possession at closing, which will be on or before November 30, 2022, at the law offices of Rasmussen and Dittmer, LLC, 102 N. Center Street in La Harpe, IL.
No New Survey: The Property shall be conveyed by the existing legal description.
Equal Opportunity Clause: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchasers race, color, religion, sex, material status, national origin, or physical handicap.
Debt Collection and Interest Charge: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in Fulton County, Illinois.
Buyer’s Premium: This auction has a 5% buyer’s premium, which will be paid by the buyer as part of their closing expenses, to Kelso Rhoades Real Estate Auction Group.
Guaranty Agreement: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
Closing expenses: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
Terms for Online Bidding: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than November 1, 2022. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of $2,500.00 or 10% of the sales price (whichever is greater) will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than November 30, 2022. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
PROPERTY DISCLOSURES
ONLINE ONLY REAL ESTATE AUCTION 906 S. 5th Street - Monmouth, IL
Online Only Real Estate Auction
August 22, 2022 - September 12, 2022
Seller: The Estate of Martin Todd
906 S. 5th Street - Monmouth, IL 61462
Don’t miss out on this well-maintained 1 bedroom / 1 bath ranch home in Monmouth. The enclosed front porch has baseboard heat and could be used as a second bedroom. The home features a large living room, kitchen with oak cabinets and appliances (gas stove, fridge and deep freeze), bedroom with plenty of closets for storage, 12’6” x 8’ bathroom and main floor laundry hook-ups in the mud room.
The exterior of the home includes a well constructed wheelchair ramp to the front door, composite back deck, metal storage shed and partially fenced back yard.
An open house will be held on Thursday, September 1, 2022, from 5-6:30 p.m.
For additional information, or private tours, please call Kyle @ 309-351-3140 or Jed @ 309-333-0616.
To register to bid on this property, please click the “Bid Online” button.
Buyer’s Premium: 5%
Address: 906 S. 5th Street - Monmouth, IL
Tax ID: 09-230-109-00
Legal: LOT 4 BLOCK 13 SOUTH ADDN LOT SIZE: 66’ X 132’
Lot Size: 66’ X 132'
Property Taxes (2021): $0.00
Total Living SF: 934 SF, plus an additional 119 SF in the enclosed front porch
Year Built: 1900 (According to County records)
Foundation: Block
Siding: Vinyl
Roof: Shingled
Water/Sewer: Municipal
Mechanicals: Forced air furnace with baseboard heat in the enclosed front porch and mud room. Gas water heater. 100 Amp electrical service.
Terms:
DISCLAIMER: Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by a Warranty Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property conveyed with real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchasers representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on Purchasers ability to obtain financing, or subject to any home, radon, lead-based paint, mold, or other inspections.
POSSESSION: Purchaser will receive possession at closing, which will be on or before October 12, 2022, at McClintock Law Firm, 212 S. Main Street in Monmouth, IL.
No New Survey: The Property shall be conveyed by the existing legal description.
Equal Opportunity Clause: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchasers race, color, religion, sex, material status, national origin, or physical handicap.
Debt Collection and Interest Charge: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in Fulton County, Illinois.
Buyer’s Premium: This auction has a 5% buyer’s premium, which will be paid by the buyer as part of their closing expenses, to Kelso Rhoades Real Estate Auction Group.
Guaranty Agreement: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
Closing expenses: The seller will be responsible for the title search and at closing will issue a commitment for title insurance to the buyer, in the amount of the purchase price. The seller will also pay for preparation and transfer of the deed, transfer taxes and one-half of the actual closing fee.
Terms for Online Bidding: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than September 14, 2022. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of $2,500.00 or 10% of the sales price (whichever is greater) will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than October 12, 2022. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
PROPERTY DISCLOSURES
Online Auction - 1020 E. Piper Street- Macomb, IL
Online Only Real Estate Auction
1020 E. Piper Street - Macomb, IL 61455
Don’t miss out on this well-maintained tri-level at 1020 E. Piper Street in Macomb. Part of the Wendell Kline Trust, this 3 (possible 4) bedroom / 2 bath home features an attached 2-car garage, partially finished basement and updated York A/C & Furnace. This home will be sold at public auction, Wednesday, October 13, 2021 - Wednesday, November 3, 2021, at www.KelsoRhoades.com
An open house will be held on Thursday, October 28, 2021 from 5-7 p.m.
For additional information, or private tours, please call Kyle @ 309-351-3140 or Jed @ 309-333-0616.
To register to bid on this property, please click the “Bid Online” button or visit www.KelsoRhoades.HiBid.com
Buyer’s Premium: 4%
Address: 1020 E. Piper Street - Macomb, IL 61455
Tax ID: 11-300-387-00
Legal: E 1/2 LOT 7 BLK 46 EASTERN ADD
Lot Size: 150’ x 148’
Property Taxes (2020): $4,478.64
Total Living SF: 1,561 (According to County records)
Year Built: 1957 (According to County records)
Foundation: Block
Siding: Vinyl & Brick
Roof: Shingled
Water/Sewer: Municipal
HVAC: Forced air furnace with central A/C
Terms:
DISCLAIMER: Property is selling as-is, where-is with all faults and is selling subject to easements, leases, restrictions, covenants, conditions, zoning HOA and POA fees and all other matters which would be revealed by a current survey or an inspection of the property or which is contained in public records. Seller reserves the right to cancel the sale and also reserves the right to reject any and all bids. Property will be conveyed by a Warranty Deed. Information contained herein was obtained from sources deemed reliable. The seller and their agents reserve the right to place bids on the property up to the seller's reserve at their sole discretion. All offers are subject to the approval of the seller. The property will sell as-is, where-is with no warranty, expressed or implied, as to improvements, soil condition, environmental and wetlands, or zoning. No personal property conveyed with real estate. Neither the seller, Kelso Rhoades Real Estate Auction Group, nor their agents will be responsible for any errors or omissions herein. Bidders should carefully verify all information and make their own decisions as to the accuracy thereof before submitting their bid. Purchaser or purchasers representative will acknowledge by signature of the real estate sales contract they have inspected the property. The terms of the real estate sales contract are controlling in the event of any perceived inconsistency between its terms and any statements or other advertisement.
CONTINGENCIES: This sale is not contingent on Purchasers ability to obtain financing, or subject to any home, radon, lead-based paint, mold, or other inspections.
POSSESSION: Purchaser will receive possession at closing.
No New Survey: The Property shall be conveyed by the existing legal description.
Equal Opportunity Clause: All bidding is open to the public. The property is available to qualified purchasers without regard to a prospective purchasers race, color, religion, sex, material status, national origin, or physical handicap.
Debt Collection and Interest Charge: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Kelso Rhoades Real Estate Auction Group in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in Fulton County, Illinois.
Guaranty Agreement: By submitting a bid in the name of a business entity or corporation, the individual submitting the bid enters into a guaranty agreement whereby he or she personally guarantees payment of any bid amount not paid when due by the business entity or corporation, for any reason, together with all collection expenses incurred to enforce collection, including a reasonable attorneys fee.
Terms for Online Bidding: The online registration will need to be completed. The successful online bidder will be notified immediately following the closing of the auction and a time will be set to either sign the real estate sales contract in person or electronically, neither which will take place later than November 4, 2021. The terms of the real estate sales contract will take precedence of any claims made in this notice. At the time of executing the sales contract, earnest money in the amount of $2,500.00 or 10% of the sales price (whichever is greater) will be collected in the form of check or certified funds. The balance of the contract price will be paid in full at closing, which will be scheduled for no later than December 3, 2021. If you have any questions, please call our office at 309-647-8811.
AGENCY: Rhoades Real Estate & Land Auction Services, Inc. DBA Kelso Rhoades Real Estate Auction Group, auctioneer/broker, is acting exclusively as agent for the seller.
Gallery - click any photo to enlarge
1622 Harrison Street
Great opportunity to purchase this fixer upper at 1622 Harrison Street in Galesburg. Property is selling “as-is” with all personal property remaining. Bid online at www.KelsoRhoades.com