COURT ORDERED SEALED BID AUCTION: Former Biodiesel Refinery Real Estate & Equipment South Roxana, Illinois

$20,000 earnest money deposit (cashier's check or wire) must be included with each sealed bid offer for each property.  Bidders wishing to bid on both properties, must deposit $40,000 in earnest money.  A deposit equaling 20% of the purchase price is due within 48 hours of bid acceptance, balance due at closing on or about Thursday, July 16, 2026.  Deposit monies are earnest monies and non-refundable.  Deposits of non-winning bidders will be returned immediately following the auction.

HERO BX COURT ORDERED SEALED BID AUCTION

5640 44^th Ave South, Clinton, Iowa 52732

7350 State Route 111, South Roxana, Illinois 62087 

Sealed Bid Deadline: 

Thursday, June 18 4:00pm CDT 2026

TRACT 1- HERO BX CLINTON, IOWA

                5640 44^th Ave South, Clinton, Iowa 52732                          

TRACT 2- HERO BX SOUTH ROXANA, ILLINOIS

7350 State Route 111, South Roxana, Illinois 62087

MANNER OF SALE:

The Hero BX Clinton and South Roxana Real Estate and Equipment will Be Sold via a Court Ordered Sealed Bid Auction.  At the completion of the auction, the Receiver/Auctioneer will either notify the Bidder if the auction is complete and a high bidder is identified, or in the event of a tie, the auction will continue with each tie bidder being given the chance to raise their initial bid or keep the bid as is. Decisions regarding the procedures of the auction and the acceptance of the highest and best bid shall be made by the Court/Receiver and/or Auctioneer at their sole discretion and are final and binding.

Bidders must present their highest/best offer by bid deadline. 

Please Note: There will be No Live Auction Held Onsite at Either Location.

SEALED BID AUCTION:

Maas Companies, Inc. (the “Auctioneer”) has been retained by Compass Advisory Partners, LLC.in its capacity as the court appointed receiver for Hero BX (the “Receiver”) as auctioneer for the real and personal property known as Hero BX Clinton (SB Iowa Properties, LLC) and Hero BX South Roxana (SB Illinois Properties, LLC).

The Hero BX Clinton, Iowa Facility Real Estate and Equipment will be Offered as Tract 1.

The Hero BX South Roxana, Illinois Real Estate and Equipment will be Offered as Tract 2.

COURT CASE #:

SIENA LENDING GROUP LLC v. SB ILLINOIS PROPERTIES LLC/SB IOWA PROPERTIES LLC. Civil No. 1:25-cv-00139

TRACT 1- CLINTON, IOWA:

        5640 44^th Ave South, Clinton, Iowa 52732

12,840 Sq. Ft. Former 10 MMGY Biodiesel Production and Warehousing Facility on 13.33± Acres, 12,840 Sq. Ft. of Office/Lab/Process Buildings, 180,000 Gallons of Final Product Indoor Storage Capacity, Truck Scale, with all Office, Lab, Production, Spare Parts, Rolling Stock and Associated Lots. This plant has been shut down for two years.

TRACT 2- SOUTH ROXANA, ILLINOIS:

        7350 State Route 111, South Roxana, Illinois 62087

11,333 Sq. Ft. Former 12 MMGY Biodiesel Production and Warehousing Facility on 5.59± Acres,  2,160 Sq. Ft. Administrative Office, 9,173 Sq. Ft. Production/Process Building built in 1995 and modified for biodiesel production in 2006, with all Office, Lab, Production, Spare Parts, Rolling Stock and Associated Lots. While this site did previously produce biodiesel, the majority of the equipment has been dismantled, and the plant is not being sold as operational.

Bidders will have the Opportunity to Bid on Tract 1-Clinton, Iowa, Tract 2-South Roxana, Illinois or Both Tracts 1 & 2. Bidders wishing to bid on both Tracts must submit a bid for each Tract and submit $20,000 earnest money deposits for each Tract they wish to bid on.

REAL ESTATE & EQUIPMENT TERMS- 

TRACT 1- Clinton, Iowa

10% Buyer Premium. Sealed Bid Deadline for Tract 1 is Thursday, June 18 at 4:00pm CDT 2026. Offers must be received by the deadline and be accompanied by a $20,000 earnest money deposit in certified funds-or wire transfer payable to: Compass Advisory Partners, LLC. and a completed Sealed Bid/Terms Form.  An additional deposit equaling 20% is due within 48 hours of bid acceptance, balance due at Closing within 30* days; deposit monies are earnest monies and non-refundable. Deposits of non-winning bidders will be returned immediately following the auction.  Back-Up Bidders deposits will be returned once high bidder has met necessary steps immediately following auction. 

Bids must be emailed or delivered by traceable courier to:

Maas Companies, Inc. 

6923 10 AVE SW, Rochester, MN 55902. 

TRACT 2- South Roxana, Illinois

10% Buyer Premium. Sealed Bid Deadline for Tract 2 is Thursday, June 18 at 4:00pm CDT 2026. Offers must be received by the deadline and be accompanied by a $20,000 earnest money deposit in certified funds-or wire transfer payable to: Compass Advisory Partners, LLC. and a completed Sealed Bid/Terms Form.  An additional deposit equaling 20% is due within 48 hours of bid acceptance, balance due at Closing within 30* days; deposit monies are earnest monies and non-refundable. Deposits of non-winning bidders will be returned immediately following the auction.  Back-Up Bidders deposits will be returned once high bidder has met necessary steps immediately following auction.

Bids must be emailed or delivered by traceable courier to:

Maas Companies, Inc. 

6923 10 AVE SW, Rochester, MN 55902. 

BUYER PREMIUM TRACT 1 & 2: Bidder acknowledges that there is a ten percent (10%) Buyer Premium which will be added to the final bid price to be paid by the highest bidder and will be incorporated into the total selling price. Bid Price plus a 10% Buyer Premium equals TOTAL Purchase Price. The highest bidder also will acknowledge that Maas Companies, Inc. is the Agent for the Seller.

DOWN PAYMENT TRACT 1 & TRACT 2: Minimum First Non-Refundable Down Payment must be paid by wire transfer or by certified funds in the amount of $20,000 AND must accompany a completed/signed Sealed Bid Form. Bidder acknowledges that Sealed Bid Offers without a First Non-Refundable Down Payment will not be considered. Deposit monies are payable to: Compass Advisory Partners, LLC.  Bidder also acknowledges that such deposit will be held until a high bidder is declared by the court.  Escrow agent will refund such deposit if Bidder is not the high bidder within forty-eight hours of notification by the court. For the high bidder, if the deposit is less than 20% of the Purchase Price, including Buyer’s Premium, an additional deposit is due bringing the full deposit to 20% of the total Purchase Price, (Second Non-refundable Down Payment) and is payable within 48 hours of being declared the high bidder by the Court/Receiver and/or Auctioneer. Bidder agrees that the Deposit(s) will be applied to the purchase price at time of closing on or before Thursday, July 16, 2026.

BID CONSIDERATION: All offers are subject to Court Approval/Confirmation.

ACCEPTANCE OR REJECTION: All sealed bids are subject to Court’s acceptance or rejection.  The Court will be notified of the Bid Prices immediately following the Bid Deadline.  The Receiver/Auctioneer will either notify the Bidder if the auction is complete and a high bidder is identified, or in the event of a tie, the auction will continue with each tie bidder being given the chance to raise their initial bid or keep the bid as is. Bidders will be notified of the Seller’s selling decision in writing via email or telephone. At no time may Bidders revoke their Sealed Bid Offers.

SIGNING PURCHASE DOCUMENTS: The final Purchase Documents will be emailed to the Winning Buyer for electronic signature using the email address associated with the buyers’ Sealed Bid Form.  Winning Buyer must sign the Purchase Documents within 24 hours after they are sent to the Winning Bidder.  If Winning Buyer fails to sign the Purchase Documents within 24 hours, Auction Company may declare Winning Buyer to be in default of these Terms and their Earnest Money Deposit subject to forfeiture.  The purchase agreement is included in the Bidders Kit.  There will be no changes made to the purchase agreement.

BACK UP BIDDER: The back-up bidder's deposit will be returned within three (3) business days after receiving the total deposit due from the high bidder. In the event money is not received from the high bidder within the time specified, the back-up bidder shall* become the high bidder at the Purchase Price stated on their Sealed Bid Form. *If the offer presented by the Buyer is too low, Seller has the right to present a Counteroffer to Back-Up Bidder that they can Accept/Reject or Increase their initial sealed bid amount to an amount of their choosing.  The back-up bidder is obligated to transmit money as stated above within three (3) business days of notification of their bid being accepted. If the Back Up Bidder fails to close, they are subject to the Cancellation Terms listed below.

CLOSING TRACT 1 & TRACT 2: The balance of the purchase price shall be due in full at Closing, which is to be on or before Thursday, July 16, 2026. Funds shall be payable to: Compass Advisory Partners, LLC.  and must be sent via wire transfer. Each party shall be responsible for its own attorney’s fees.

TITLE: Seller will provide title to the real estate in the form of a Quick Claim or Special Warranty Deed and will provide title to the equipment in the form of a Bill of Sale and on an AS-IS, WHERE-IS, WITH ALL FAULTS, NO WARRANTIES OR GUARANTEES EXPRESSED OR IMPLIED basis. The real estate and personal property will be sold free and clear of any liens and encumbrances.

TAXES: Taxes for 2026, if any, are to be prorated to the date of closing. Seller will be responsible for taxes and special assessments for the year 2026 up to date of closing if applicable.

INSPECTIONS: The Bidder acknowledges that the Bidder has inspected the buildings, real estate and equipment and is purchasing such assets on an AS-IS, WHERE-IS, WITH ALL FAULTS, NO WARRANTIES OR GUARANTEES EXPRESSED OR IMPLIED basis. The bidder also acknowledges that there are no express or implied representations or warranties by Seller as to physical conditions, quality of construction, workmanship or fitness for any particular purpose. The Bidder further acknowledges that the information and descriptions contained in this Bidder’s Kit are believed by the Seller and Auction Company to be accurate; however, such information and descriptions are not guaranteed.

DUE DILIGNECE MATEIRALS: The seller has compiled a Data Room of documents to assist a buyer in performing their Due Diligence.  This includes Phase 1/Phase 2 Environmental Reports if applicable for each tract.  Please request/sign/return a Due Diligence Release from Auction Company granting access to Due Diligence Materials.

STORAGE TANKS:  Seller acknowledges that Tract 1-Clinton, tanks have been emptied but not cleaned.  Tract 2-South Roxana tanks have been emptied but not cleaned, with the exception of Lot 27.  This tank was not drained and is partially full of liquid.  The new buyer will be responsible for disposing of the remaining liquid inside Lot 27.

ADDITIONAL TERMS: Once the Bidder’s Sealed Bid Offer is submitted, it is Non-Revocable. The Sealed Bids are due no later than Thursday, June 18, at 4:00pm CDT 2026.

Seller will either notify the Bidder if the auction is complete and a high bidder is identified, or in the event of a tie, the auction will continue with each tie bidder being given the chance to raise their initial bid or keep the bid as-is. Bidders will be notified of the Seller’s selling decision in writing via email or telephone. At no time may Bidders revoke their Sealed Bid Offers.

All offers are subject to Court Approval/Owner Confirmation.

CANCELLATION; LIQUIDATED DAMAGES: IF WINNING BIDDER BREACHES THESE TERMS, THE WINNING BID MAY BE REJECTED BY THE AUCTIONEER AND/OR SELLER AND WINNING BIDDER’S INITIAL BIDDING DEPOSIT WILL BE RETAINED BY AUCTIONEER (WHETHER OR NOT WINNING BUYER ACTUALLY MADE SUCH PERFORMANCE DEPOSIT), OR (B) IF NO PERFORMANCE DEPOSIT WAS SHOWN/DEPOSITED AT THE TIME OF REGISTRATION, A FLAT AMOUNT OF $20,000 WILL BE DUE FROM WINNING BIDDER.  THE $20,000 IS INTENDED AS COMPENSATION AND NOT A PENALTY OR FORFEITURE.

THE PROPERTY MAY BE SOLD IMMEDIATELY TO ANOTHER BIDDER OR PLACED IN ANOTHER AUCTION.  IF THE EVENTUAL SALE PRICE FOR THE PROPERTY IS MORE THAN $20,000 LESS THAN THE BREACHED BID PRICE, THEN ORIGINAL WINNING BIDDER IN BREACH WILL BE REQUIRED TO PAY THE DIFFERENCE TO EQUAL THE ORIGINAL BID. BIDDER IN BREACH SHOULD ALSO BE ADVISED: SEVERAL STATE STATUTES GIVE THE AUCTION COMPANY/SELLER THE RIGHT TO PURSUE LEGAL ACTION AGAINST BIDDERS WHO REFUSE TO COMPLETE THE TRANSACTION.  THIS MAY INCLUDE (BUT IS NOT LIMITED TO) SUIT TO COMPEL COMPLETION OF THE SALE AND/OR CRIMINAL CHARGES OR FRAUD OR OTHER INTENTIONAL ACT.

YOU ARE ENTERING INTO A BINDING CONTRACT; THERE ARE NO BID CANCELLATIONS OR REFUNDS.  THE REGISTERED BIDDER IS PERSONALLY, LEGALLY AND FINANCIALLY RESPONSBLE FOR ALL AUCTION ITEMS BID UPON WHETHER REPRESENTING ONESELF OR ACTING AS AN AGENT, A SUBMITTED SEALED BID IS A LEGAL AND BINDING CONTRACT AND NON-PERFORMANCE IS GROUNDS FOR CIVIL/CRIMINAL PROSECUTION.

Maas Companies Inc., #444.000289

Broker Participation is welcome but not required.  A 2% commission will be paid to the licensed broker who, registers the bidder who pays for and settles for the real estate.  A broker buying on their own behalf, or on the behalf of any business entity which they hold an interest, is not entitled to a commission.  Broker must submit Broker Participation Form prior to the bid deadline.

Contact Name:                        25230

Company:

Address:

Phone Number:

E-mail:

CONFIDENTIALITY NON-RELIANCE AND NON-DISCLOSURE AGREEMENT

Re:      Auction: Hero BX

5640 44th Ave South, Clinton, IA 52732

7350 State Route 111, South Roxana, IL 62087

Sealed Bids due Thursday, June 18, 2026 at 4:00pm CDT

To Whom It May Concern:

Pursuant to your request, please sign and date this release to receive documents relating to certain property and equipment belonging to Hero BX/SB Illinois Properties LLC/SB Iowa Properties, LLC (“Seller”) and located at: 5640 44th Ave South, Clinton, IA 52732, as well as: 7350 State Route 111, South Roxana, IL 62087 belonging to Seller (the “Properties”). Seller did not prepare these documents and has no knowledge of their accuracy or completeness. None of the documents shall constitute a representation or warranty of any kind by Seller as to the accuracy, validity or completeness of any information delivered; all such information is provided “AS IS.”  Accordingly, Seller expressly disclaims any liability therefor, including damages arising from any use thereof or related to any reliance by anyone on them, or from errors or omissions therein. 

Please note that the documents, process diagrams, flowcharts, specifications, and related technical data and the information contained therein are confidential and understood to be proprietary.  By acknowledging receipt, you agree to keep such information confidential and that you shall not, without the prior written consent of Seller, share any of the documents with anyone other than the party seeking to purchase the Property (the “Potential Buyer”) and representatives of Potential Buyer who need such information for the purpose of evaluating the Property (the “Purpose”) and who are informed of the confidential nature of the information and also agree to be bound by the terms of this release. By this acknowledgement, you further agree that you will use such information only in furtherance of the Purpose and your performance in any resulting transaction. Upon demand, or if any contemplated transaction is not consummated, you must promptly return to Maas Companies Inc or destroy all records, compositions, articles, notes and other items which disclose or embody such information, including all copies or specimens thereof in your or any Potential Buyer’s possession, whether prepared or made by you or others, and you agree to provide a certification as to such destruction. The termination of the intended relationship between the parties shall not relieve you, Potential Buyer, or either of your employees or agents of the restrictions as set forth herein.

Please do not hesitate to contact our office with any questions you may have.

ACKNOWLEDGED:

By:            Dated:

Please return to Maas Companies Inc via fax, 507-285-0034, or e-mail, maas@maascompanies.com.