10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C.  20549

FORM 10-Q

QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d)

OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended:  September 30, 2013

Commission File Number:  000-50609

AEI INCOME & GROWTH FUND 25 LLC

(Exact name of registrant as specified in its charter)

State of Delaware	75-3074973
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)
30 East 7th Street, Suite 1300 St. Paul, Minnesota 55101	(651) 227-7333
(Address of principal executive offices)	(Registrant’s telephone number)

Not Applicable

(Former name, former address and former fiscal year, if changed since last report)

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.     x Yes    o No

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).     x Yes    o No

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company.  See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

o Large accelerated filer	o Accelerated filer
o Non-accelerated filer	x Smaller reporting company

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).     o Yes    x No

AEI INCOME & GROWTH FUND 25 LLC

INDEX

				Page
Part I – Financial Information
	Item 1.	Financial Statements (unaudited):
		Balance Sheet as of September 30, 2013 and December 31, 2012		3
		Statements for the Periods ended September 30, 2013 and 2012:
			Income	4
			Cash Flows	5
			Changes in Members' Equity	6
		Notes to Financial Statements		7 - 11
	Item 2.	Management's Discussion and Analysis of Financial
			Condition and Results of Operations	11 - 17
	Item 3.	Quantitative and Qualitative Disclosures About Market Risk		17
	Item 4.	Controls and Procedures		17
Part II – Other Information
	Item 1.	Legal Proceedings		18
	Item 1A.	Risk Factors		18
	Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds		18
	Item 3.	Defaults Upon Senior Securities		18
	Item 4.	Mine Safety Disclosures		18
	Item 5.	Other Information		18
	Item 6.	Exhibits		19
Signatures				19

Page 2 of 19

AEI INCOME & GROWTH FUND 25 LLC

BALANCE SHEET

ASSETS

		September 30,		December 31,
		2013		2012
Current Assets:
Cash	$	2,084,856	$	3,325,211
Real Estate Held for Investment:
Land		10,107,888		10,919,252
Buildings and Equipment		20,593,582		22,212,473
Acquired Intangible Lease Assets		1,114,955		616,719
Real Estate Investments, at cost		31,816,425		33,748,444
Accumulated Depreciation and Amortization		(5,674,295)		(5,982,289)
Real Estate Held for Investment, Net		26,142,130		27,766,155
Real Estate Held for Sale		1,835,125		0
Total Real Estate		27,977,255		27,766,155
Total Assets	$	30,062,111	$	31,091,366

LIABILITIES AND MEMBERS’ EQUITY

Current Liabilities:
Payable to AEI Fund Management, Inc.	$	153,419	$	152,619
Distributions Payable		651,713		544,945
Unearned Rent		48,789		14,578
Total Current Liabilities		853,921		712,142
Members’ Equity:
Managing Members		2,556		8,339
Limited Members – 50,000 Units authorized;    41,808 and 41,858 Units issued and outstanding    in 2013 and 2012, respectively		29,205,634		30,370,885
Total Members’ Equity		29,208,190		30,379,224
Total Liabilities and Members’ Equity	$	30,062,111	$	31,091,366

The accompanying Notes to Financial Statements are an integral part of this statement.

Page 3 of 19

AEI INCOME & GROWTH FUND 25 LLC

STATEMENT OF INCOME

		Three Months Ended September 30				Nine Months Ended September 30
		2013		2012		2013		2012
Rental Income	$	628,646	$	588,989	$	1,819,305	$	1,733,944
Expenses:
LLC Administration – Affiliates		78,424		84,778		238,544		259,483
LLC Administration and Property    Management – Unrelated Parties		17,358		18,708		73,339		53,272
Property Acquisition		931		27,240		52,911		27,240
Depreciation and Amortization		227,638		200,884		639,151		591,552
Total Expenses		324,351		331,610		1,003,945		931,547
Operating Income		304,295		257,379		815,360		802,397
Other Income:
Interest Income		1,105		3,253		5,489		6,763
Income from Continuing Operations		305,400		260,632		820,849		809,160
Income (Loss) from Discontinued Operations		(305,990)		43,618		(217,190)		1,066,189
Net Income (Loss)	$	(590)	$	304,250	$	603,659	$	1,875,349
Net Income (Loss) Allocated:
Managing Members	$	27,195	$	16,276	$	45,322	$	58,261
Limited Members		(27,785)		287,974		558,337		1,817,088
Total	$	(590)	$	304,250	$	603,659	$	1,875,349
Income (Loss) per LLC Unit:
Continuing Operations	$	7.09	$	6.04	$	19.04	$	18.74
Discontinued Operations		(7.75)		.84		(5.69)		24.64
Total – Basic and Diluted	$	(.66)	$	6.88	$	13.35	$	43.38
Weighted Average Units Outstanding –       Basic and Diluted		41,808		41,865		41,825		41,883

The accompanying Notes to Financial Statements are an integral part of this statement.

Page 4 of 19

AEI INCOME & GROWTH FUND 25 LLC

STATEMENT OF CASH FLOWS

		Nine Months Ended September 30
		2013		2012
Cash Flows from Operating Activities:
Net Income	$	603,659	$	1,875,349
Adjustments to Reconcile Net Income To Net Cash Provided by Operating Activities:
Depreciation and Amortization		739,195		683,319
Real Estate Impairment		622,107		0
Gain on Sale of Real Estate		(276,140)		(859,263)
Increase (Decrease) in Payable to    AEI Fund Management, Inc.		800		74,442
Increase (Decrease) in Unearned Rent		34,211		(17,742)
Total Adjustments		1,120,173		(119,244)
Net Cash Provided By    Operating Activities		1,723,832		1,756,105
Cash Flows from Investing Activities:
Investments in Real Estate		(2,277,600)		(967,500)
Proceeds from Sale of Real Estate		981,338		3,503,230
Net Cash Provided By (Used For)    Investing Activities		(1,296,262)		2,535,730
Cash Flows from Financing Activities:
Distributions Paid to Members		(1,634,834)		(1,848,384)
Redemption Payments		(33,091)		(35,800)
Net Cash Used For    Financing Activities		(1,667,925)		(1,884,184)
Net Increase (Decrease) in Cash		(1,240,355)		2,407,651
Cash, beginning of period		3,325,211		894,730
Cash, end of period	$	2,084,856	$	3,302,381

The accompanying Notes to Financial Statements are an integral part of this statement.

Page 5 of 19

AEI INCOME & GROWTH FUND 25 LLC

STATEMENT OF CHANGES IN MEMBERS' EQUITY

		Managing Members		Limited Members		Total	Limited Member Units Outstanding
Balance, December 31, 2011	$	1,329	$	30,491,717	$	30,493,046	41,919.75
Distributions Declared		(50,113)		(1,691,504)		(1,741,617)
Redemption Payments		(1,074)		(34,726)		(35,800)	(55.00)
Net Income		58,261		1,817,088		1,875,349
Balance, September 30, 2012	$	8,403	$	30,582,575	$	30,590,978	41,864.75
Balance, December 31, 2012	$	8,339	$	30,370,885	$	30,379,224	41,857.70
Distributions Declared		(50,112)		(1,691,490)		(1,741,602)
Redemption Payments		(993)		(32,098)		(33,091)	(49.58)
Net Income		45,322		558,337		603,659
Balance, September 30, 2013	$	2,556	$	29,205,634	$	29,208,190	41,808.12

The accompanying Notes to Financial Statements are an integral part of this statement.

Page 6 of 19

AEI INCOME & GROWTH FUND 25 LLC

NOTES TO FINANCIAL STATEMENTS

SEPTEMBER 30, 2013

(1)  The condensed statements included herein have been prepared by the registrant, without audit, pursuant to the rules and regulations of the Securities and Exchange Commission, and reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results of operations for the interim period, on a basis consistent with the annual audited statements.  The adjustments made to these condensed statements consist only of normal recurring adjustments.  Certain information, accounting policies, and footnote disclosures normally included in financial statements prepared in accordance with generally accepted accounting principles have been condensed or omitted pursuant to such rules and regulations, although the registrant believes that the disclosures are adequate to make the information presented not misleading.  It is suggested that these condensed financial statements be read in conjunction with the financial statements and the summary of significant accounting policies and notes thereto included in the registrant's latest annual report on Form 10-K.

(2)  Organization –

AEI Income & Growth Fund 25 LLC (“Company”), a Limited Liability Company, was formed on June 24, 2002 to acquire and lease commercial properties to operating tenants.  The Company's operations are managed by AEI Fund Management XXI, Inc. (“AFM”), the Managing Member.  Robert P. Johnson, the President and sole director of AFM, serves as the Special Managing Member.  AFM is a wholly owned subsidiary of AEI Capital Corporation of which Mr. Johnson is the majority shareholder.  AEI Fund Management, Inc. (“AEI”), an affiliate of AFM, performs the administrative and operating functions for the Company.

The terms of the offering called for a subscription price of $1,000 per LLC Unit, payable on acceptance of the offer.  The Company commenced operations on September 11, 2003 when minimum subscriptions of 1,500 LLC Units ($1,500,000) were accepted.  The offering terminated May 12, 2005, when the extended offering period expired.  The Company received subscriptions for 42,434.763 Units.  Under the terms of the Operating Agreement, the Limited Members and Managing Members contributed funds of $42,434,763 and $1,000, respectively.  The Company shall continue until December 31, 2053, unless dissolved, terminated and liquidated prior to that date.

During operations, any Net Cash Flow, as defined, which the Managing Members determine to distribute will be distributed 97% to the Limited Members and 3% to the Managing Members.  Distributions to Limited Members will be made pro rata by Units.

Any Net Proceeds of Sale, as defined, from the sale or financing of properties which the Managing Members determine to distribute will, after provisions for debts and reserves, be paid in the following manner: (i) first, 99% to the Limited Members and 1% to the Managing Members until the Limited Members receive an amount equal to: (a) their Adjusted Capital Contribution plus (b) an amount equal to 7% of their Adjusted Capital Contribution per annum, cumulative but not compounded, to the extent not previously distributed from Net Cash Flow; (ii) any remaining balance will be distributed 90% to the Limited Members and 10% to the Managing Members.  Distributions to the Limited Members will be made pro rata by Units.

Page 7 of 19

AEI INCOME & GROWTH FUND 25 LLC

NOTES TO FINANCIAL STATEMENTS

(Continued)

(2)  Organization – (Continued)

For tax purposes, profits from operations, other than profits attributable to the sale, exchange, financing, refinancing or other disposition of property, will be allocated 97% to the Limited Members and 3% to the Managing Members.  Net losses from operations will be allocated 99% to the Limited Members and 1% to the Managing Members.

For tax purposes, profits arising from the sale, financing, or other disposition of property will be allocated in accordance with the Operating Agreement as follows: (i) first, to those Members with deficit balances in their capital accounts in an amount equal to the sum of such deficit balances; (ii) second, 99% to the Limited Members and 1% to the Managing Members until the aggregate balance in the Limited Members' capital accounts equals the sum of the Limited Members' Adjusted Capital Contributions plus an amount equal to 7% of their Adjusted Capital Contributions per annum, cumulative but not compounded, to the extent not previously allocated; (iii) third, the balance of any remaining gain will then be allocated 90% to the Limited Members and 10% to the Managing Members.  Losses will be allocated 99% to the Limited Members and 1% to the Managing Members.

The Managing Members are not required to currently fund a deficit capital balance.  Upon liquidation of the Company or withdrawal by a Managing Member, the Managing Members will contribute to the Company an amount equal to the lesser of the deficit balances in their capital accounts or 1.01% of the total capital contributions of the Limited Members over the amount previously contributed by the Managing Members.

(3)  Reclassification –

Certain items related to discontinued operations in the prior year’s financial statements have been reclassified to conform to 2013 presentation.  These reclassifications had no effect on Members’ equity, net income or cash flows.

(4)  Real Estate Held for Investment –

On July 25, 2012, the Company purchased a 50% interest in a Coliseum Health urgent care clinic in Macon, Georgia for $967,500.  The Company allocated $315,983 of the purchase price to Acquired Intangible Lease Assets, representing in-place lease intangibles of $125,082 and above-market lease intangibles of $190,901. The Company incurred $28,944 of acquisition expenses related to the purchase that were expensed.  The property is leased to Macon Healthcare, LLC under a Lease Agreement with a remaining primary term of 11.7 years (as of the date of purchase) and annual rent of $79,625 for the interest purchased.  The remaining interest in the property was purchased by AEI Income & Growth Fund 24 LLC, an affiliate of the Company.

Page 8 of 19

AEI INCOME & GROWTH FUND 25 LLC

NOTES TO FINANCIAL STATEMENTS

(Continued)

(4)  Real Estate Held for Investment – (Continued)

On June 12, 2013, the Company purchased a 73% interest in a PetSmart store in Gonzales, Louisiana for $2,277,600.  The Company allocated $498,236 of the purchase price to Acquired Intangible Lease Assets, representing in-place lease intangibles of $310,984 and above-market lease intangibles of $187,252. The Company incurred $52,911 of acquisition expenses related to the purchase that were expensed.  The property is leased to PetSmart, Inc. under a Lease Agreement with a remaining primary term of 9.6 years and annual rent of $170,836 for the interest purchased.  The remaining interest in the property was purchased by AEI Income & Growth Fund 24 LLC.

For the nine months ended September 30, 2013 and 2012, the value of in-place lease intangibles amortized to expense was $42,952 and $28,586, respectively, and the decrease to rental income for above-market leases was $17,158 and $2,727, respectively.  For lease intangibles owned as of September 30, 2013, the weighted average remaining life is 100 months for in-place lease intangibles and 119 months for above-market leases, the estimated amortization expense is $78,903 and the estimated decrease to rental income is $35,902 for each of the next five succeeding years.

In September 2012, the Company sold 18,208 square feet of land from the Jared Jewelry property in Aurora, Illinois, pursuant to a threat of condemnation from the state of Illinois Department of Transportation.  The Company received net proceeds of $452,523, which resulted in a net loss of $464.  The cost allocated to the parcel of land was $452,987.  This transaction had no effect on the rental income or other lease terms for the property.

(5)  Payable to AEI Fund Management, Inc. –

AEI Fund Management, Inc. performs the administrative and operating functions for the Company.  The payable to AEI Fund Management represents the balance due for those services.  This balance is non-interest bearing and unsecured and is to be paid in the normal course of business.

(6)  Discontinued Operations –

In March 2012, the Company entered into an agreement to sell the Tractor Supply Company store in Marion, Indiana to an unrelated third party.  On May 1, 2012, the sale closed with the Company receiving net sale proceeds of $3,050,707, which resulted in a net gain of $859,727.  At the time of sale, the cost and related accumulated depreciation was $2,939,385 and $748,405, respectively.

On August 2, 2013, the Company sold its 21% interest in the Scott & White Clinic in College Station, Texas to an unrelated third party.  The Company received net sale proceeds of $981,338, which resulted in a net gain of $276,140.  At the time of sale, the cost and related accumulated depreciation was $771,868 and $66,670, respectively.

Page 9 of 19

AEI INCOME & GROWTH FUND 25 LLC

NOTES TO FINANCIAL STATEMENTS

(Continued)

(6)  Discontinued Operations – (Continued)

In September 2013, the Company decided to sell its 50% interest in the Johnny Carino’s restaurant in Lake Charles, Louisiana.  At September 30, 2013, the property was classified as Real Estate Held for Sale with a carrying value of $785,125.

In September 2013, the Company decided to sell the Johnny Carino’s restaurant in Pueblo, Colorado, and classified it as Real Estate Held for Sale.  Based on its long-lived asset valuation analysis, the Company determined the Johnny Carino’s restaurant was impaired.  As a result, in the third quarter of 2013, a charge to discontinued operations for real estate impairment of $622,107 was recognized, which was the difference between the carrying value at September 30, 2013 of $1,672,107 and the estimated fair value of $1,050,000.  The charge was recorded against the cost of the land and building.

During the first nine months of 2013 and 2012, the Company distributed net sale proceeds of $106,768 and $106,768 to the Limited and Managing Members as part of their quarterly distributions, which represented a return of capital of $2.53 and $2.52 per LLC Unit, respectively.

The financial results for these properties are reflected as Discontinued Operations in the accompanying financial statements.  The following are the results of discontinued operations:

		Three Months Ended September 30				Nine Months Ended September 30
		2013		2012		2013		2012
Rental Income	$	64,113	$	73,854	$	212,974	$	296,248
Property Management Expenses		(610)		(556)		(1,311)		(746)
Depreciation		(23,526)		(29,680)		(82,886)		(89,040)
Real Estate Impairment		(622,107)		0		(622,107)		0
Gain on Disposal of Real Estate		276,140		0		276,140		859,727
Income (Loss) from Discontinued Operations	$	(305,990)	$	43,618	$	(217,190)	$	1,066,189

Page 10 of 19

AEI INCOME & GROWTH FUND 25 LLC

NOTES TO FINANCIAL STATEMENTS

(Continued)

(7)  Fair Value Measurements –

Fair value, as defined by United States Generally Accepted Accounting Principles (“US GAAP”), is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date in the principal or most advantageous market.  US GAAP establishes a hierarchy in determining the fair value of an asset or liability.  The fair value hierarchy has three levels of inputs, both observable and unobservable.  US GAAP requires the utilization of the lowest possible level of input to determine fair value.  Level 1 inputs include quoted market prices in an active market for identical assets or liabilities.   Level 2 inputs are market data, other than Level 1 inputs, that are observable either directly or indirectly.  Level 2 inputs include quoted market prices for similar assets or liabilities, quoted market prices in an inactive market, and other observable information that can be corroborated by market data.  Level 3 inputs are unobservable and corroborated by little or no market data.

At September 30, 2013, the Company had no financial assets or liabilities measured at fair value on a recurring basis or nonrecurring basis that would require disclosure under this pronouncement.

The Johnny Carino’s restaurant in Pueblo, Colorado, with a carrying amount of $1,672,107 at September 30, 2013, was written down to its fair value of $1,050,000 after completing our long-lived asset valuation analysis.  The resulting impairment charge of $622,107 was included in earnings for the third quarter of 2013.  The fair value of the property was based upon comparable sales of similar properties, which are considered Level 2 inputs in the valuation hierarchy.

ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL

CONDITION AND RESULTS OF OPERATIONS.

This section contains "forward-looking statements" which represent management's expectations or beliefs concerning future events, including statements regarding anticipated application of cash, expected returns from rental income, growth in revenue, the sufficiency of cash to meet operating expenses, rates of distribution, and other matters.  These, and other forward-looking statements, should be evaluated in the context of a number of factors that may affect the Company’s financial condition and results of operations, including the following:

— Market and economic conditions which affect the value of the properties the Company owns and the cash from rental income such properties generate;

— the federal income tax consequences of rental income, deductions, gain on sales and other items and the effects of these consequences for Members;

— resolution by the Managing Members of conflicts with which they may be confronted;

— the success of the Managing Members of locating properties with favorable risk return characteristics;

— the effect of tenant defaults; and

— the condition of the industries in which the tenants of properties owned by the Company operate.

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ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

Application of Critical Accounting Policies

The Company’s financial statements have been prepared in accordance with accounting principles generally accepted in the United States (GAAP).  Preparing the financial statements requires management to use judgment in the application of these accounting policies, including making estimates and assumptions.  These judgments will affect the reported amounts of the Company’s assets and liabilities and the disclosure of contingent assets and liabilities as of the dates of the financial statements and will affect the reported amounts of revenue and expenses during the reporting periods.  It is possible that the carrying amount of the Company’s assets and liabilities, or the results of reported operations, will be affected if management’s estimates or assumptions prove inaccurate.

Management of the Company evaluates the following accounting estimates on an ongoing basis, and has discussed the development and selection of these estimates and the management discussion and analysis disclosures regarding them with the managing member of the Company.

Allocation of Purchase Price of Acquired Properties

Upon acquisition of real properties, the Company records them in the financial statements at cost (not including acquisition expenses).  The purchase price is allocated to tangible assets, consisting of land and building, and to identified intangible assets and liabilities, which may include the value of above market and below market leases and the value of in-place leases.  The allocation of the purchase price is based upon the fair value of each component of the property.  Although independent appraisals may be used to assist in the determination of fair value, in many cases these values will be based upon management’s assessment of each property, the selling prices of comparable properties and the discounted value of cash flows from the asset.

The fair values of above market and below market in-place leases will be recorded based on the present value (using an interest rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to the in-place leases and (ii) an estimate of fair market lease rates for the corresponding in-place leases measured over a period equal to the non-cancelable term of the lease including any bargain renewal periods.  The above market and below market lease values will be capitalized as intangible lease assets or liabilities.  Above market lease values will be amortized as an adjustment of rental income over the remaining term of the respective leases.  Below market leases will be amortized as an adjustment of rental income over the remaining terms of the respective leases, including any bargain renewal periods.  If a lease were to be terminated prior to its stated expiration, all unamortized amounts of above market and below market in-place lease values relating to that lease would be recorded as an adjustment to rental income.

Page 12 of 19

ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

The fair values of in-place leases will include estimated direct costs associated with obtaining a new tenant, and opportunity costs associated with lost rentals which are avoided by acquiring an in-place lease.  Direct costs associated with obtaining a new tenant may include commissions, tenant improvements, and other direct costs and are estimated, in part, by management’s consideration of current market costs to execute a similar lease.  These direct costs will be included in intangible lease assets on the balance sheet and will be amortized to expense over the remaining term of the respective leases.  The value of opportunity costs will be calculated using the contractual amounts to be paid pursuant to the in-place leases over a market absorption period for a similar lease.  These intangibles will be included in intangible lease assets on the balance sheet and will be amortized to expense over the remaining term of the respective leases.  If a lease were to be terminated prior to its stated expiration, all unamortized amounts of in-place lease assets relating to that lease would be expensed.

The determination of the fair values of the assets and liabilities acquired will require the use of significant assumptions with regard to the current market rental rates, rental growth rates, discount and capitalization rates, interest rates and other variables.  If management’s estimates or assumptions prove inaccurate, the result would be an inaccurate allocation of purchase price, which could impact the amount of reported net income.

Carrying Value of Properties

The carrying value of the properties is initially recorded at cost, not including acquisition expenses. The Company tests long-lived assets for recoverability when events or changes in circumstances indicate that the carrying value may not be recoverable.  For properties the Company will hold and operate, management determines whether impairment has occurred by comparing the property’s probability-weighted future undiscounted cash flows to its current carrying value.  For properties held for sale, management determines whether impairment has occurred by comparing the property’s estimated fair value less cost to sell to its current carrying value.  If the carrying value is greater than the net realizable value, an impairment loss is recorded to reduce the carrying value of the property to its net realizable value.  Changes in these assumptions or analysis may cause material changes in the carrying value of the properties.

Allocation of Expenses

AEI Fund Management, Inc. allocates expenses to each of the funds they manage primarily on the basis of the number of hours devoted by their employees to each fund’s affairs.  They also allocate expenses at the end of each month that are not directly related to a fund’s operations based upon the number of investors in the fund and the fund’s capitalization relative to other funds they manage.  The Company reimburses these expenses subject to detailed limitations contained in the Operating Agreement.

Results of Operations

For the nine months ended September 30, 2013 and 2012, the Company recognized rental income from continuing operations of $1,819,305 and $1,733,944, respectively.  In 2013, rental income increased due to additional rent received from two property acquisitions in 2012 and 2013 and a rent increase on one property.  Based on the scheduled rent for the properties owned as of October 31, 2013, the Company expects to recognize rental income from continuing operations of approximately $2,450,000 and $2,544,000 in 2013 and 2014, respectively.

Page 13 of 19

ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

For the nine months ended September 30, 2013 and 2012, the Company incurred LLC administration expenses from affiliated parties of $238,544 and $259,483, respectively.  These administration expenses include costs associated with the management of the properties, processing distributions, reporting requirements and communicating with the Limited Members.  During the same periods, the Company incurred LLC administration and property management expenses from unrelated parties of $73,339 and $53,272, respectively.  These expenses represent direct payments to third parties for legal and filing fees, direct administrative costs, outside audit costs, taxes, insurance and other property costs.

For the nine months ended September 30, 2013, the Company incurred property acquisition expenses of $52,911 related to the purchase of the PetSmart store in Gonzales, Louisiana.  For the nine months ended September 30, 2012, the Company incurred property acquisition expenses of $27,240 related to the purchase of the Coliseum Health urgent care clinic in Macon, Georgia.

In September 2012, the Company sold 18,208 square feet of land from the Jared Jewelry property in Aurora, Illinois, pursuant to a threat of condemnation from the state of Illinois Department of Transportation.  The Company received net proceeds of $452,523, which resulted in a net loss of $464.  The cost allocated to the parcel of land was $452,987.  This transaction had no effect on the rental income or other lease terms for the property.

For the nine months ended September 30, 2013 and 2012, the Company recognized interest income of $5,489 and $6,763, respectively.

Upon complete disposal of a property or classification of a property as Real Estate Held for Sale, the Company includes the operating results and sale of the property in discontinued operations.  In addition, the Company reclassifies the prior periods’ operating results of the property to discontinued operations.  For the nine months ended September 30, 2013, the Company recognized a loss from discontinued operations of $217,190 representing a real estate impairment of $622,107, which was partially offset by rental income less property management expenses and depreciation of $128,777 and gain on disposal of real estate of $276,140.  For the nine months ended September 30, 2012, the Company recognized income from discontinued operations of $1,066,189 representing rental income less property management expenses and depreciation of $206,462 and gain on disposal of real estate of $859,727.

In March 2012, the Company entered into an agreement to sell the Tractor Supply Company store in Marion, Indiana to an unrelated third party.  On May 1, 2012, the sale closed with the Company receiving net sale proceeds of $3,050,707, which resulted in a net gain of $859,727.  At the time of sale, the cost and related accumulated depreciation was $2,939,385 and $748,405, respectively.

On August 2, 2013, the Company sold its 21% interest in the Scott & White Clinic in College Station, Texas to an unrelated third party.  The Company received net sale proceeds of $981,338, which resulted in a net gain of $276,140.  At the time of sale, the cost and related accumulated depreciation was $771,868 and $66,670, respectively.

Page 14 of 19

ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

In September 2013, the Company decided to sell its 50% interest in the Johnny Carino’s restaurant in Lake Charles, Louisiana.  At September 30, 2013, the property was classified as Real Estate Held for Sale with a carrying value of $785,125.

In September 2013, the Company decided to sell the Johnny Carino’s restaurant in Pueblo, Colorado, and classified it as Real Estate Held for Sale.  Based on its long-lived asset valuation analysis, the Company determined the Johnny Carino’s restaurant was impaired.  As a result, in the third quarter of 2013, a charge to discontinued operations for real estate impairment of $622,107 was recognized, which was the difference between the carrying value at September 30, 2013 of $1,672,107 and the estimated fair value of $1,050,000.  The charge was recorded against the cost of the land and building.

Management believes inflation has not significantly affected income from operations.  Leases may contain rent increases, based on the increase in the Consumer Price Index over a specified period, which will result in an increase in rental income over the term of the leases.  Inflation also may cause the real estate to appreciate in value.  However, inflation and changing prices may have an adverse impact on the operating margins of the properties' tenants, which could impair their ability to pay rent and subsequently reduce the Net Cash Flow available for distributions.

Liquidity and Capital Resources

During the nine months ended September 30, 2013, the Company's cash balances decreased $1,240,355 as a result of cash used to purchase property, which was partially offset by cash generated from the sale of property and cash generated from operating activities in excess of distributions and redemption payments paid to the Members.  During the nine months ended September 30, 2012, the Company's cash balances increased $2,407,651 as a result of cash generated from the sale of property, which was partially offset by cash used to purchase property and distributions and redemption payments paid to the Members in excess of cash generated from operating activities.

Net cash provided by operating activities decreased from $1,756,105 in 2012 to $1,723,832 in 2013 as a result of net timing differences in the collection of payments from the tenants and the payment of expenses, which were partially offset by an increase in total rental and interest income in 2013.  During 2013 and 2012, cash from operations was reduced by $52,911 and $27,240, respectively, of acquisition expenses related to the purchase of real estate.  Pursuant to accounting guidance, these expenses were reflected as operating cash outflows.  However, pursuant to the Company’s Operating Agreement, acquisition expenses were funded with proceeds from property sales.

The major components of the Company's cash flow from investing activities are investments in real estate and proceeds from the sale of real estate.  During the nine months ended September 30, 2013 and 2012, the Company generated cash flow from the sale of real estate of $981,338 and $3,503,230, respectively.  During the same periods, the Company expended $2,277,600 and $967,500 to invest in real properties as the Company reinvested cash generated from property sales.

Page 15 of 19

ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

On July 25, 2012, the Company purchased a 50% interest in a Coliseum Health urgent care clinic in Macon, Georgia for $967,500.  The property is leased to Macon Healthcare, LLC under a Lease Agreement with a remaining primary term of 11.7 years (as of the date of purchase) and annual rent of $79,625 for the interest purchased.  The remaining interest in the property was purchased by AEI Income & Growth Fund 24 LLC, an affiliate of the Company.

On June 12, 2013, the Company purchased a 73% interest in a PetSmart store in Gonzales, Louisiana for $2,277,600.  The property is leased to PetSmart, Inc. under a Lease Agreement with a remaining primary term of 9.6 years and annual rent of $170,836 for the interest purchased.  The remaining interest in the property was purchased by AEI Income & Growth Fund 24 LLC.

The Company's primary use of cash flow, other than investment in real estate, is distribution and redemption payments to Members.  The Company declares its regular quarterly distributions before the end of each quarter and pays the distribution in the first week after the end of each quarter.  The Company attempts to maintain a stable distribution rate from quarter to quarter.  Redemption payments are paid to redeeming Members on a semi-annual basis.

For the nine months ended September 30, 2013 and 2012, the Company declared distributions of $1,741,602 and $1,741,617, respectively.  Pursuant to the Operating Agreement, distributions of Net Cash Flow were allocated 97% to the Limited Members and 3% to the Managing Members.  Distributions of Net Proceeds of Sale were allocated 99% to the Limited Members and 1% to the Managing Members.  The Limited Members received distributions of $1,691,490 and $1,691,504 and the Managing Members received distributions of $50,112 and $50,113 for the periods, respectively.  In September 2013 and June 2012, the Company declared special distributions of net sale proceeds of $106,768.  The special distributions represented a return of capital of $2.53 and $2.52 per LLC unit, respectively.  The Company anticipates the remaining net sale proceeds will either be reinvested in additional property or distributed to the Members in the future.

The Company may acquire Units from Limited Members who have tendered their Units to the Company.  Such Units may be acquired at a discount.  The Company will not be obligated to purchase in any year more than 2% of the total number of Units outstanding on January 1 of such year.  In no event shall the Company be obligated to purchase Units if, in the sole discretion of the Managing Member, such purchase would impair the capital or operation of the Company.

On April 1, 2013, five Limited Members redeemed a total of 49.58 Units for $32,098 in accordance with the Operating Agreement.  On April 1, 2012, two Limited Members redeemed a total of 55.0 Units for $34,726.  The Company acquired these Units using Net Cash Flow from operations.  The redemptions increase the remaining Limited Members’ ownership interest in the Company.  As a result of these redemption payments and pursuant to the Operating Agreement, the Managing Members received distributions of $993 and $1,074 in 2013 and 2012, respectively.

The continuing rent payments from the properties, together with cash generated from property sales, should be adequate to fund continuing distributions and meet other Company obligations on both a short-term and long-term basis.

Page 16 of 19

ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

The Economy and Market Conditions

The impact of conditions in the economy over the last several years, including the turmoil in the credit markets, has adversely affected many real estate investment funds.  However, the absence of mortgage financing on the Company’s properties eliminates the risks of foreclosure and debt-refinancing that can negatively impact the value and distributions of leveraged real estate investment funds.  Nevertheless, a prolonged economic downturn may adversely affect the operations of the Company’s tenants and their cash flows.  If a tenant were to default on its lease obligations, the Company’s income would decrease, its distributions would likely be reduced and the value of its properties might decline.

Off-Balance Sheet Arrangements

As of September 30, 2013 and December 31, 2012, the Company had no material off-balance sheet arrangements that had or are reasonably likely to have current or future effects on its financial condition, results of operations, liquidity or capital resources.

ITEM 3.  QUANTITATIVE & QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

Not required for a smaller reporting company.

ITEM 4.  CONTROLS AND PROCEDURES.

(a)  Disclosure Controls and Procedures.

Under the supervision and with the participation of management, including its President and Chief Financial Officer, the Managing Member of the Company evaluated the effectiveness of the design and operation of our disclosure controls and procedures (as defined in Rule 13a-15(e) under the Securities Exchange Act of 1934 (the “Exchange Act”)).  Based upon that evaluation, the President and Chief Financial Officer of the Managing Member concluded that, as of the end of the period covered by this report, our disclosure controls and procedures were effective in ensuring that information required to be disclosed by us in the reports that we file or submit under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in applicable rules and forms and that such information is accumulated and communicated to management, including the President and Chief Financial Officer of the Managing Member, in a manner that allows timely decisions regarding required disclosure.

(b)  Changes in Internal Control Over Financial Reporting.

During the most recent period covered by this report, there has been no change in our internal control over financial reporting (as defined in Rule 13a-15(f) under the Exchange Act) that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

Page 17 of 19

PART II – OTHER INFORMATION

ITEM 1.  LEGAL PROCEEDINGS.

There are no material pending legal proceedings to which the Company is a party or of which the Company's property is subject.

ITEM 1A.  RISK FACTORS.

Not required for a smaller reporting company.

ITEM 2.  UNREGISTERED SALES OF EQUITY SECURITIES & USE OF PROCEEDS.

(a) None.

(b) Not applicable.

(c) Pursuant to Section 7.7 of the Operating Agreement, each Limited Member has the right to present Units to the Company for purchase by submitting notice to the Managing Member during January or July of each year.  The purchase price of the Units is equal to 80% of the net asset value per Unit, as of the first business day of January or July of each year, as determined by the Managing Member in accordance with the provisions of the Operating Agreement.  Units tendered to the Company during January and July are redeemed on April 1st and October 1st, respectively, of each year subject to the following limitations.  The Company will not be obligated to purchase in any year more than 2% of the total number of Units outstanding on January 1 of such year.  In no event shall the Company be obligated to purchase Units if, in the sole discretion of the Managing Member, such purchase would impair the capital or operation of the Company.  During the period covered by this report, the Company did not purchase any Units.

ITEM 3.  DEFAULTS UPON SENIOR SECURITIES.

None.

ITEM 4.  MINE SAFETY DISCLOSURES.

Not Applicable.

ITEM 5.  OTHER INFORMATION.

None.

Page 18 of 19

ITEM 6.  EXHIBITS.

31.1 Certification of Chief Executive Officer of Managing Member pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a)) and Section 302 of the Sarbanes-Oxley Act of 2002.

31.2 Certification of Chief Financial Officer of Managing Member pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a)) and Section 302 of the Sarbanes-Oxley Act of 2002.

32 Certification of Chief Executive Officer and Chief Financial Officer of Managing Member pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

Dated:  November 13, 2013	AEI Income & Growth Fund 25 LLC
	By:	AEI Fund Management XXI, Inc.
	Its:	Managing Member
	By:	/s/ ROBERT P JOHNSON
		Robert P. Johnson
		President
		(Principal Executive Officer)
	By:	/s/ PATRICK W KEENE
		Patrick W. Keene
		Chief Financial Officer
		(Principal Accounting Officer)

Page 19 of 19

EX-31.1

Exhibit 31.1

CERTIFICATIONS

I, Robert P. Johnson, certify that:

1. I have reviewed this quarterly report on Form 10-Q of AEI Income & Growth Fund 25 LLC;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a)      Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b)      Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c)      Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d)      Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a)      All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b)      Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date:  November 13, 2013	/s/ ROBERT P JOHNSON
	Robert P. Johnson, President
	AEI Fund Management XXI, Inc.
	Managing General Partner

EX-31.2

Exhibit 31.2

CERTIFICATIONS

I, Patrick W. Keene, certify that:

1. I have reviewed this quarterly report on Form 10-Q of AEI Income & Growth Fund 25 LLC;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a)      Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b)      Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c)      Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d)      Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a)      All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b)      Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date:  November 13, 2013	/s/ PATRICK W KEENE
	Patrick W. Keene, Chief Financial Officer
	AEI Fund Management XXI, Inc.
	Managing General Partner

EX-32

Exhibit 32

CERTIFICATION PURSUANT TO

18 U.S.C. §1350,

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Quarterly Report of AEI Income & Growth Fund 25 LLC (the “Company”) on Form 10-Q for the period ended September 30, 2013, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), the undersigned, Robert P. Johnson, President of AEI Fund Management XXI, Inc., the Managing Member of the Company, and Patrick W. Keene, Chief Financial Officer of AEI Fund Management XXI, Inc., each certify, pursuant to 18 U.S.C. §1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

1. The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2. The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

/s/ ROBERT P JOHNSON

Robert P. Johnson, President

AEI Fund Management XXI, Inc.

Managing General Partner

November 13, 2013

/s/ PATRICK W KEENE

Patrick W. Keene, Chief Financial Officer

AEI Fund Management XXI, Inc.

Managing General Partner

November 13, 2013

XML

Real Estate Held for Investment (Details) (USD $)	0 Months Ended	12 Months Ended	0 Months Ended	12 Months Ended	0 Months Ended	9 Months Ended
	Jul. 25, 2012 Coliseum Health - Macon, GA	Jul. 25, 2013 Coliseum Health - Macon, GA	Jun. 12, 2013 Petsmart Gonzales LA	Jun. 12, 2014 Petsmart Gonzales LA	Sep. 14, 2012 Jared Jewelry - Aurora, IL - Land Parcel sqft	Sep. 30, 2013 Leases, Acquired-in-Place [Member]	Sep. 30, 2012 Leases, Acquired-in-Place [Member]	Sep. 30, 2013 Above Market Leases [Member]	Sep. 30, 2012 Above Market Leases [Member]
Real Estate Held for Investment (Details) [Line Items]
Acquisitions and Disposals, Date of Transaction for Acquisition or Disposal	Jul. 25, 2012		Jun. 12, 2013
Business Acquisition, Percentage of Voting Interests Acquired	50.00%		73.00%
Business Acquisition, Name of Acquired Entity	Coliseum Health urgent care clinic in Macon, Georgia		PetSmart store in Gonzales, Louisiana
Significant Acquisitions and Disposals, Acquisition Costs or Sale Proceeds	$ 967,500		$ 2,277,600		$ 452,523
Finite-lived Intangible Assets Acquired	315,983		498,236
Finite-Lived Intangible Asset, Acquired-in-Place Leases	125,082		310,984
Finite-Lived Intangible Asset, Off-market Lease, Favorable, Gross	190,901		187,252
Business Acquisition, Transaction Costs	28,944		52,911
Average Lease Term	11.7		9.6
Real Estate Revenue, Net		79,625		170,836
Amortization of Intangible Assets						42,952	28,586	17,158	2,727
Acquired Finite-lived Intangible Assets, Weighted Average Useful Life						100 months		119 months
Finite-Lived Intangible Assets, Amortization Expense, Next Twelve Months						78,903		35,902
Area of Land (in Square Feet)					18,208
Discontinued Operation, Provision for Loss (Gain) on Disposal, before Income Tax					464
SEC Schedule III, Real Estate, Cost of Real Estate Sold					$ 452,987

XML

Statement of Income (USD $)	3 Months Ended		9 Months Ended
	Sep. 30, 2013	Sep. 30, 2012	Sep. 30, 2013	Sep. 30, 2012
Rental Income	$ 628,646	$ 588,989	$ 1,819,305	$ 1,733,944
Expenses:
LLC Administration – Affiliates	78,424	84,778	238,544	259,483
LLC Administration and Property Management – Unrelated Parties	17,358	18,708	73,339	53,272
Property Acquisition	931	27,240	52,911	27,240
Depreciation and Amortization	227,638	200,884	639,151	591,552
Total Expenses	324,351	331,610	1,003,945	931,547
Operating Income	304,295	257,379	815,360	802,397
Other Income:
Interest Income	1,105	3,253	5,489	6,763
Income from Continuing Operations	305,400	260,632	820,849	809,160
Income (Loss) from Discontinued Operations	(305,990)	43,618	(217,190)	1,066,189
Net Income	(590)	304,250	603,659	1,875,349
Net Income (Loss) Allocated:
Managing Members	27,195	16,276	45,322	58,261
Limited Members	$ (27,785)	$ 287,974	$ 558,337	$ 1,817,088
Income (Loss) per LLC Unit:
Continuing Operations (in Dollars per share)	$ 7.09	$ 6.04	$ 19.04	$ 18.74
Discontinued Operations (in Dollars per share)	$ (7.75)	$ 0.84	$ (5.69)	$ 24.64
Total – Basic and Diluted (in Dollars per share)	$ (0.66)	$ 6.88	$ 13.35	$ 43.38
Weighted Average Units Outstanding – Basic and Diluted (in Shares)	41,808	41,865	41,825	41,883

XML

Real Estate Held for Investment

9 Months Ended

Sep. 30, 2013

Real Estate [Abstract]

Real Estate Disclosure [Text Block]

(4) Real Estate Held for Investment –

On July 25, 2012, the Company purchased a 50% interest in a Coliseum Health urgent care clinic in Macon, Georgia for $967,500. The Company allocated $315,983 of the purchase price to Acquired Intangible Lease Assets, representing in-place lease intangibles of $125,082 and above-market lease intangibles of $190,901. The Company incurred $28,944 of acquisition expenses related to the purchase that were expensed. The property is leased to Macon Healthcare, LLC under a Lease Agreement with a remaining primary term of 11.7 years (as of the date of purchase) and annual rent of $79,625 for the interest purchased. The remaining interest in the property was purchased by AEI Income & Growth Fund 24 LLC, an affiliate of the Company.

On June 12, 2013, the Company purchased a 73% interest in a PetSmart store in Gonzales, Louisiana for $2,277,600. The Company allocated $498,236 of the purchase price to Acquired Intangible Lease Assets, representing in-place lease intangibles of $310,984 and above-market lease intangibles of $187,252. The Company incurred $52,911 of acquisition expenses related to the purchase that were expensed. The property is leased to PetSmart, Inc. under a Lease Agreement with a remaining primary term of 9.6 years and annual rent of $170,836 for the interest purchased. The remaining interest in the property was purchased by AEI Income & Growth Fund 24 LLC.

For the nine months ended September 30, 2013 and 2012, the value of in-place lease intangibles amortized to expense was $42,952 and $28,586, respectively, and the decrease to rental income for above-market leases was $17,158 and $2,727, respectively. For lease intangibles owned as of September 30, 2013, the weighted average remaining life is 100 months for in-place lease intangibles and 119 months for above-market leases, the estimated amortization expense is $78,903 and the estimated decrease to rental income is $35,902 for each of the next five succeeding years.

In September 2012, the Company sold 18,208 square feet of land from the Jared Jewelry property in Aurora, Illinois, pursuant to a threat of condemnation from the state of Illinois Department of Transportation. The Company received net proceeds of $452,523, which resulted in a net loss of $464. The cost allocated to the parcel of land was $452,987. This transaction had no effect on the rental income or other lease terms for the property.

XML

Discontinued Operations (Details) (USD $)	6 Months Ended	9 Months Ended	21 Months Ended	0 Months Ended			3 Months Ended
	Jun. 30, 2012	Sep. 30, 2013	Sep. 30, 2013	May 01, 2012 Tractor Supply - Marion, IN	Aug. 02, 2013 Scott White College Station TX	Sep. 30, 2013 Carinos Lake Charles LA	Sep. 30, 2013 Carinos Pueblo CO
Discontinued Operations (Details) [Line Items]
Significant Acquisitions and Disposals, Acquisition Costs or Sale Proceeds				$ 3,050,707	$ 981,338
Discontinued Operation, Gain (Loss) from Disposal of Discontinued Operation, before Income Tax				859,727	276,140
SEC Schedule III, Real Estate, Cost of Real Estate Sold				2,939,385	771,868
SEC Schedule III, Real Estate Accumulated Depreciation, Real Estate Sold				748,405	66,670
Real Estate Held-for-sale						785,125
Assets, Fair Value Adjustment							622,107
Property, Plant and Equipment, Gross							1,672,107
Property, Plant, and Equipment, Fair Value Disclosure							1,050,000
Sale Proceeds Distribution Made To Member Or Limited Partner		$ 106,768	$ 106,768
ReturnOfCapitalDistributionMadeToMemberOrLimitedPartnerDistributionsPaidPerUnit (in Dollars per share)	$ 2.52	$ 2.53

XML

Statement of Changes in Members' Equity (USD $)	Managing Member [Member]	Limited Member [Member]	Total
Balance at Dec. 31, 2011	$ 1,329	$ 30,491,717	$ 30,493,046
Balance (in Shares) at Dec. 31, 2011		41,919.75
Distributions Declared	50,113	1,691,504	1,741,617
Redemption Payments	1,074	34,726	35,800
Redemptions (in Shares)		55.00
Net Income	58,261	1,817,088	1,875,349
Balance at Sep. 30, 2012	8,403	30,582,575	30,590,978
Balance (in Shares) at Sep. 30, 2012		41,864.75
Balance at Dec. 31, 2012	8,339	30,370,885	30,379,224
Balance (in Shares) at Dec. 31, 2012		41,857.70
Distributions Declared	50,112	1,691,490	1,741,602
Redemption Payments	993	32,098	33,091
Redemptions (in Shares)		49.58
Net Income	45,322	558,337	603,659
Balance at Sep. 30, 2013	$ 2,556	$ 29,205,634	$ 29,208,190
Balance (in Shares) at Sep. 30, 2013		41,808.12

XML

Organization

9 Months Ended

Sep. 30, 2013

Accounting Policies [Abstract]

Organization, Consolidation, Basis of Presentation, Business Description and Accounting Policies [Text Block]

(2) Organization –

AEI Income & Growth Fund 25 LLC (“Company”), a Limited Liability Company, was formed on June 24, 2002 to acquire and lease commercial properties to operating tenants. The Company's operations are managed by AEI Fund Management XXI, Inc. (“AFM”), the Managing Member. Robert P. Johnson, the President and sole director of AFM, serves as the Special Managing Member. AFM is a wholly owned subsidiary of AEI Capital Corporation of which Mr. Johnson is the majority shareholder. AEI Fund Management, Inc. (“AEI”), an affiliate of AFM, performs the administrative and operating functions for the Company.

The terms of the offering called for a subscription price of $1,000 per LLC Unit, payable on acceptance of the offer. The Company commenced operations on September 11, 2003 when minimum subscriptions of 1,500 LLC Units ($1,500,000) were accepted. The offering terminated May 12, 2005, when the extended offering period expired. The Company received subscriptions for 42,434.763 Units. Under the terms of the Operating Agreement, the Limited Members and Managing Members contributed funds of $42,434,763 and $1,000, respectively. The Company shall continue until December 31, 2053, unless dissolved, terminated and liquidated prior to that date.

During operations, any Net Cash Flow, as defined, which the Managing Members determine to distribute will be distributed 97% to the Limited Members and 3% to the Managing Members. Distributions to Limited Members will be made pro rata by Units.

Any Net Proceeds of Sale, as defined, from the sale or financing of properties which the Managing Members determine to distribute will, after provisions for debts and reserves, be paid in the following manner: (i) first, 99% to the Limited Members and 1% to the Managing Members until the Limited Members receive an amount equal to: (a) their Adjusted Capital Contribution plus (b) an amount equal to 7% of their Adjusted Capital Contribution per annum, cumulative but not compounded, to the extent not previously distributed from Net Cash Flow; (ii) any remaining balance will be distributed 90% to the Limited Members and 10% to the Managing Members. Distributions to the Limited Members will be made pro rata by Units.

For tax purposes, profits from operations, other than profits attributable to the sale, exchange, financing, refinancing or other disposition of property, will be allocated 97% to the Limited Members and 3% to the Managing Members. Net losses from operations will be allocated 99% to the Limited Members and 1% to the Managing Members.

For tax purposes, profits arising from the sale, financing, or other disposition of property will be allocated in accordance with the Operating Agreement as follows: (i) first, to those Members with deficit balances in their capital accounts in an amount equal to the sum of such deficit balances; (ii) second, 99% to the Limited Members and 1% to the Managing Members until the aggregate balance in the Limited Members' capital accounts equals the sum of the Limited Members' Adjusted Capital Contributions plus an amount equal to 7% of their Adjusted Capital Contributions per annum, cumulative but not compounded, to the extent not previously allocated; (iii) third, the balance of any remaining gain will then be allocated 90% to the Limited Members and 10% to the Managing Members. Losses will be allocated 99% to the Limited Members and 1% to the Managing Members.

The Managing Members are not required to currently fund a deficit capital balance. Upon liquidation of the Company or withdrawal by a Managing Member, the Managing Members will contribute to the Company an amount equal to the lesser of the deficit balances in their capital accounts or 1.01% of the total capital contributions of the Limited Members over the amount previously contributed by the Managing Members.

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Payable to AEI Fund Management, Inc.

9 Months Ended

Sep. 30, 2013

Payables and Accruals [Abstract]

Accounts Payable and Accrued Liabilities Disclosure [Text Block]

(5) Payable to AEI Fund Management, Inc. –

AEI Fund Management, Inc. performs the administrative and operating functions for the Company. The payable to AEI Fund Management represents the balance due for those services. This balance is non-interest bearing and unsecured and is to be paid in the normal course of business.

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Reclassification

9 Months Ended

Sep. 30, 2013

Disclosure Text Block [Abstract]

Reclassifications [Text Block]

(3) Reclassification –

Certain items related to discontinued operations in the prior year’s financial statements have been reclassified to conform to 2013 presentation. These reclassifications had no effect on Members’ equity, net income or cash flows.

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Balance Sheet (Parentheticals)(Limited Partner [Member])	Sep. 30, 2013	Dec. 31, 2012
Limited Members, units authorized	50,000	50,000
Limited Members, units issued	41,808	41,858
Limited Members, units outstanding	41,808	41,858

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Accounting Policies, by Policy (Policies)	9 Months Ended
	Sep. 30, 2013
Accounting Policies [Abstract]
Distribution Policy, Members or Limited Partners, Description	During operations, any Net Cash Flow, as defined, which the Managing Members determine to distribute will be distributed 97% to the Limited Members and 3% to the Managing Members. Distributions to Limited Members will be made pro rata by Units.Any Net Proceeds of Sale, as defined, from the sale or financing of properties which the Managing Members determine to distribute will, after provisions for debts and reserves, be paid in the following manner: (i) first, 99% to the Limited Members and 1% to the Managing Members until the Limited Members receive an amount equal to: (a) their Adjusted Capital Contribution plus (b) an amount equal to 7% of their Adjusted Capital Contribution per annum, cumulative but not compounded, to the extent not previously distributed from Net Cash Flow; (ii) any remaining balance will be distributed 90% to the Limited Members and 10% to the Managing Members. Distributions to the Limited Members will be made pro rata by Units.
Key Provisions of Operating or Partnership Agreement, Description	For tax purposes, profits from operations, other than profits attributable to the sale, exchange, financing, refinancing or other disposition of property, will be allocated 97% to the Limited Members and 3% to the Managing Members. Net losses from operations will be allocated 99% to the Limited Members and 1% to the Managing Members.For tax purposes, profits arising from the sale, financing, or other disposition of property will be allocated in accordance with the Operating Agreement as follows: (i) first, to those Members with deficit balances in their capital accounts in an amount equal to the sum of such deficit balances; (ii) second, 99% to the Limited Members and 1% to the Managing Members until the aggregate balance in the Limited Members' capital accounts equals the sum of the Limited Members' Adjusted Capital Contributions plus an amount equal to 7% of their Adjusted Capital Contributions per annum, cumulative but not compounded, to the extent not previously allocated; (iii) third, the balance of any remaining gain will then be allocated 90% to the Limited Members and 10% to the Managing Members. Losses will be allocated 99% to the Limited Members and 1% to the Managing Members.The Managing Members are not required to currently fund a deficit capital balance. Upon liquidation of the Company or withdrawal by a Managing Member, the Managing Members will contribute to the Company an amount equal to the lesser of the deficit balances in their capital accounts or 1.01% of the total capital contributions of the Limited Members over the amount previously contributed by the Managing Members.

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Statement of Cash Flows (USD $)	9 Months Ended
	Sep. 30, 2013	Sep. 30, 2012
Cash Flows from Operating Activities:
Net Income	$ 603,659	$ 1,875,349
Adjustments to Reconcile Net Income To Net Cash Provided by Operating Activities:
Depreciation and Amortization	739,195	683,319
Real Estate Impairment	622,107	0
Gain on Sale of Real Estate	276,140	859,263
Increase (Decrease) in Payable to AEI Fund Management, Inc.	800	74,442
Increase (Decrease) in Unearned Rent	34,211	(17,742)
Total Adjustments	1,120,173	(119,244)
Net Cash Provided By Operating Activities	1,723,832	1,756,105
Cash Flows from Investing Activities:
Investments in Real Estate	2,277,600	967,500
Proceeds from Sale of Real Estate	981,338	3,503,230
Net Cash Provided By (Used For) Investing Activities	(1,296,262)	2,535,730
Cash Flows from Financing Activities:
Distributions Paid to Members	1,634,834	1,848,384
Redemption Payments	33,091	35,800
Net Cash Used For Financing Activities	(1,667,925)	(1,884,184)
Net Increase (Decrease) in Cash	(1,240,355)	2,407,651
Cash, beginning of period	3,325,211	894,730
Cash, end of period	$ 2,084,856	$ 3,302,381

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Balance Sheet (USD $)	Sep. 30, 2013	Dec. 31, 2012
Current Assets:
Cash	$ 2,084,856	$ 3,325,211
Real Estate Held for Investment:
Land	10,107,888	10,919,252
Buildings and Equipment	20,593,582	22,212,473
Acquired Intangible Lease Assets	1,114,955	616,719
Real Estate Investments, at cost	31,816,425	33,748,444
Accumulated Depreciation and Amortization	5,674,295	5,982,289
Real Estate Held for Investment, Net	26,142,130	27,766,155
Real Estate Held for Sale	1,835,125	0
Total Real Estate	27,977,255	27,766,155
Total Assets	30,062,111	31,091,366
Current Liabilities:
Payable to AEI Fund Management, Inc.	153,419	152,619
Distributions Payable	651,713	544,945
Unearned Rent	48,789	14,578
Total Current Liabilities	853,921	712,142
Members’ Equity:
Managing Members	2,556	8,339
Limited Members – 50,000 Units authorized; 41,808 and 41,858 Units issued and outstanding in 2013 and 2012, respectively	29,205,634	30,370,885
Total Members’ Equity	29,208,190	30,379,224
Total Liabilities and Members’ Equity	$ 30,062,111	$ 31,091,366

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Fair Value Measurements

9 Months Ended

Sep. 30, 2013

Fair Value Disclosures [Abstract]

Fair Value Disclosures [Text Block]

(7) Fair Value Measurements –

Fair value, as defined by United States Generally Accepted Accounting Principles (“US GAAP”), is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date in the principal or most advantageous market.  US GAAP establishes a hierarchy in determining the fair value of an asset or liability.  The fair value hierarchy has three levels of inputs, both observable and unobservable.  US GAAP requires the utilization of the lowest possible level of input to determine fair value.  Level 1 inputs include quoted market prices in an active market for identical assets or liabilities.   Level 2 inputs are market data, other than Level 1 inputs, that are observable either directly or indirectly.  Level 2 inputs include quoted market prices for similar assets or liabilities, quoted market prices in an inactive market, and other observable information that can be corroborated by market data.  Level 3 inputs are unobservable and corroborated by little or no market data.

At September 30, 2013, the Company had no financial assets or liabilities measured at fair value on a recurring basis or nonrecurring basis that would require disclosure under this pronouncement.

The Johnny Carino’s restaurant in Pueblo, Colorado, with a carrying amount of $1,672,107 at September 30, 2013, was written down to its fair value of $1,050,000 after completing our long-lived asset valuation analysis.  The resulting impairment charge of $622,107 was included in earnings for the third quarter of 2013.  The fair value of the property was based upon comparable sales of similar properties, which are considered Level 2 inputs in the valuation hierarchy.

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Organization (Details) (USD $)	May 12, 2005	Sep. 11, 2003
Accounting Policies [Abstract]
Capital Units, Value		$ 1,000
Limited Partners' Capital Account, Units Outstanding (in Shares)	42,434.763	1,500
Limited Partners' Contributed Capital	42,434,763	1,500,000
General Partners' Contributed Capital	$ 1,000

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Discontinued Operations

9 Months Ended

Sep. 30, 2013

Discontinued Operations and Disposal Groups [Abstract]

Disposal Groups, Including Discontinued Operations, Disclosure [Text Block]

(6) Discontinued Operations –

In March 2012, the Company entered into an agreement to sell the Tractor Supply Company store in Marion, Indiana to an unrelated third party. On May 1, 2012, the sale closed with the Company receiving net sale proceeds of $3,050,707, which resulted in a net gain of $859,727. At the time of sale, the cost and related accumulated depreciation was $2,939,385 and $748,405, respectively.

On August 2, 2013, the Company sold its 21% interest in the Scott & White Clinic in College Station, Texas to an unrelated third party. The Company received net sale proceeds of $981,338, which resulted in a net gain of $276,140. At the time of sale, the cost and related accumulated depreciation was $771,868 and $66,670, respectively.

In September 2013, the Company decided to sell its 50% interest in the Johnny Carino’s restaurant in Lake Charles, Louisiana. At September 30, 2013, the property was classified as Real Estate Held for Sale with a carrying value of $785,125.

In September 2013, the Company decided to sell the Johnny Carino’s restaurant in Pueblo, Colorado, and classified it as Real Estate Held for Sale.  Based on its long-lived asset valuation analysis, the Company determined the Johnny Carino’s restaurant was impaired.  As a result, in the third quarter of 2013, a charge to discontinued operations for real estate impairment of $622,107 was recognized, which was the difference between the carrying value at September 30, 2013 of $1,672,107 and the estimated fair value of $1,050,000.  The charge was recorded against the cost of the land and building.

During the first nine months of 2013 and 2012, the Company distributed net sale proceeds of $106,768 and $106,768 to the Limited and Managing Members as part of their quarterly distributions, which represented a return of capital of $2.53 and $2.52 per LLC Unit, respectively.

The financial results for these properties are reflected as Discontinued Operations in the accompanying financial statements. The following are the results of discontinued operations:

		Three Months Ended September 30				Nine Months Ended September 30
		2013		2012		2013		2012
Rental Income	$	64,113	$	73,854	$	212,974	$	296,248
Property Management Expenses		610		556		1,311		746
Depreciation		23,526		29,680		82,886		89,040
Real Estate Impairment		622,107		0		622,107		0
Gain on Disposal of Real Estate		276,140		0		276,140		859,727
Income (Loss) from Discontinued Operations	$	(305,990)	$	43,618	$	(217,190)	$	1,066,189

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Basis of Accounting

9 Months Ended

Sep. 30, 2013

Disclosure Text Block [Abstract]

Basis of Accounting [Text Block]

(1) The condensed statements included herein have been prepared by the registrant, without audit, pursuant to the rules and regulations of the Securities and Exchange Commission, and reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results of operations for the interim period, on a basis consistent with the annual audited statements. The adjustments made to these condensed statements consist only of normal recurring adjustments. Certain information, accounting policies, and footnote disclosures normally included in financial statements prepared in accordance with generally accepted accounting principles have been condensed or omitted pursuant to such rules and regulations, although the registrant believes that the disclosures are adequate to make the information presented not misleading. It is suggested that these condensed financial statements be read in conjunction with the financial statements and the summary of significant accounting policies and notes thereto included in the registrant's latest annual report on Form 10-K.

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Discontinued Operations (Details) - Discontinued Operations (USD $)	3 Months Ended		9 Months Ended
	Sep. 30, 2013	Sep. 30, 2012	Sep. 30, 2013	Sep. 30, 2012
Discontinued Operations [Abstract]
Rental Income	$ 64,113	$ 73,854	$ 212,974	$ 296,248
Property Management Expenses	610	556	1,311	746
Depreciation	23,526	29,680	82,886	89,040
Real Estate Impairment	622,107	0	622,107	0
Gain on Disposal of Real Estate	276,140	0	276,140	859,727
Income (Loss) from Discontinued Operations	$ (305,990)	$ 43,618	$ (217,190)	$ 1,066,189

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Discontinued Operations (Tables)

9 Months Ended

Sep. 30, 2013

Discontinued Operations and Disposal Groups [Abstract]

Schedule of Disposal Groups, Including Discontinued Operations, Income Statement, Balance Sheet and Additional Disclosures [Table Text Block]

		Three Months Ended September 30				Nine Months Ended September 30
		2013		2012		2013		2012
Rental Income	$	64,113	$	73,854	$	212,974	$	296,248
Property Management Expenses		610		556		1,311		746
Depreciation		23,526		29,680		82,886		89,040
Real Estate Impairment		622,107		0		622,107		0
Gain on Disposal of Real Estate		276,140		0		276,140		859,727
Income (Loss) from Discontinued Operations	$	(305,990)	$	43,618	$	(217,190)	$	1,066,189

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Fair Value Measurements (Details) (Carinos Pueblo CO, USD $)	3 Months Ended
	Sep. 30, 2013
Carinos Pueblo CO
Fair Value Measurements (Details) [Line Items]
Property, Plant and Equipment, Gross	$ 1,672,107
Property, Plant, and Equipment, Fair Value Disclosure	1,050,000
Assets, Fair Value Adjustment	$ 622,107

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Document And Entity Information (USD $)	9 Months Ended
	Sep. 30, 2013
Document and Entity Information [Abstract]
Entity Registrant Name	AEI Income & Growth fund 25 LLC
Document Type	10-Q
Current Fiscal Year End Date	--12-31
Entity Common Stock, Shares Outstanding	41,808
Entity Public Float	$ 0
Amendment Flag	false
Entity Central Index Key	0001185198
Entity Current Reporting Status	Yes
Entity Voluntary Filers	No
Entity Filer Category	Smaller Reporting Company
Entity Well-known Seasoned Issuer	No
Document Period End Date	Sep. 30, 2013
Document Fiscal Year Focus	2013
Document Fiscal Period Focus	Q3