21773 Illinois Ave · Thompsonville, IL 62890

$125,000

3 bd · 1.5 ba · 1,480 sqft · Other · 23 Days on market

Built 1960 0.34 ac lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +5.2/10.0
• DSCR +5.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

3 bed 2 bath ranch, the family room could be converted to a master bed room with plenty of space to also convert the half bath to a full master bath. Located on a quiet shaded lot in Thompsonville with some nice upgrades including newer windows, 200 amp service, A/C unit 5yrs old, new carpet in bedrooms. Appliances included, including washer and dryer.

Key facts

• 0.34 acre lot
• Garage
• Built 1960

Property features AI

Finance

• Other: Ownership: Fee simple; Property not currently leased; Possession at closing

Exterior

• Parking: Owned garage
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Detached single-family home; One-story
• Construction: Frame construction; Block foundation; Built approximately 61–70 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 100 x 150; Lot size approximately 0.25–0.49 acre

Interior

• Bedrooms: 3 bedrooms (space convertible to a 4th bedroom)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Master bedroom on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $72 ($868/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,251 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Thompsonville CUSD 174 (rural): math 10% / reading 15% proficiency, ranked #802 of 919 in IL (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (4.8% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.92×
• Total profit: $32,211
• Equity at exit: $69,484

10-year hold

• IRR: 15.3%
• Equity multiple: 3.69×
• Total profit: $94,146
• Equity at exit: $118,818

Cash invested: $35,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 62890

• Home prices YoY: 3.3%
• Active inventory: 4
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$226 /mo · $2,713/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $72

Break-even live

Break-even rent $1,182

Max offer price $125,000

Occupancy floor 89%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $125,000 Active 23 DOM
2. 2026-06-17
   days on market $125,000 Active 22 DOM
3. 2026-06-16
   days on market $125,000 Active 21 DOM
4. 2026-06-15
   days on market $125,000 Active 20 DOM
5. 2026-06-13
   days on market $125,000 Active 18 DOM
6. 2026-06-12
   days on market $125,000 Active 17 DOM
7. 2026-06-09
   days on market $125,000 Active 14 DOM
8. 2026-06-08
   days on market $125,000 Active 13 DOM
9. 2026-06-07
   days on market $125,000 Active 12 DOM
10. 2026-06-04
    days on market $125,000 Active 8 DOM
11. 2026-06-02
    days on market $125,000 Active 7 DOM
12. 2026-06-01
    days on market $125,000 Active 6 DOM
13. 2026-05-31
    days on market $125,000 Active 5 DOM
14. 2026-05-31
    days on market $125,000 Active 4 DOM
15. 2026-05-22
    listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $2,713 · $226/mo
• Projected year-2 tax: $2,775 · $231/mo
• Expected delta: +$62/yr (+$5/mo · 2.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,282
• − Mortgage interest: −$7,002
• − Property taxes: −$2,713
• − Insurance: −$625
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$3,636
• Taxable loss: −$1,140
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $1,142/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Thompsonville CUSD 174
• NCES district ID: 1701382
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $46,013
• Composite: 14.86/100
• National rank: #14387
• State rank: #802 of 919 in IL

Livability — Thompsonville

• Score: 55/100
• State rank: #1251
• US rank: #23512

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thompsonville, IL
• Population (ZIP): 2,379

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Portuguese 2% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.82%
• Current HPI: 152.0959
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

1 event — show timeline

• 2026-05-22 Listed $125,000 MRED as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2024): $2,713 · +2.9% YoY. Source: county tax records.