627 E Fort St · Farmington, IL 61531

$99,000

3 bd · 1.0 ba · 1,664 sqft · Other · 86 Days on market

9,620 sqft lot $59/sqft · 26% below area Est $134k · 26% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 1-bath ranch located in Farmington School District! This home offers great flexibility as it is currently tenant-occupied with a month-to-month lease, making it an excellent investment opportunity or a future owner-occupied residence. The layout features comfortable living spaces with plenty of natural light and functional flow throughout. Situated in a convenient location close to schools, shopping, dining, and entertainment, this property offers both accessibility and long-term potential. Whether you’re looking to expand your rental portfolio or find an affordable place to call home, this property is full of possibilities!

Key facts

• 9,620 sq ft lot
• Listed 86 days

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$134,351) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $54 ($643/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#835 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: amenities F, commute F, employment D-.
• Farmington Central CUSD 265 (rural): math 23% / reading 29% proficiency, ranked #293 of 620 in IL (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Farmington Central Elem Sch (math 25% / reading 23%, grade F, #922 of 2,056 statewide, top 45%, 622 students, 0% FRL); Farmington Central Jr High Sch (math 24% / reading 36%, grade F, #246 of 665 statewide, top 38%, 262 students, 0% FRL); Farmington Central High Sch (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 375 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 14 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fulton County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 7.9

CMA / ARV

• ARV (median comp): $134,351
• List price: $99,000
• Delta: -26.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-12,565
• Equity at exit: $14,761

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-6,277
• Equity at exit: $8,560

Cash invested: $27,720 (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 61531

• Active inventory: 13
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$207 /mo · $2,489/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $54

Break-even live

Break-even rent $972

Max offer price $99,000

Occupancy floor 90%

Sensitivity live

Price	-10% $110	-5% $82	+0% $54	+5% $26	+10% $-2
Rent	-10% $-29	-5% $12	+0% $54	+5% $95	+10% $136
Rate	-1.0pp $103	-0.5pp $79	base $54	+0.5pp $28	+1.0pp $2

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $99,000 Active 86 DOM
2. 2026-06-21
   days on market $99,000 Active 85 DOM
3. 2026-06-18
   days on market $99,000 Active 83 DOM
4. 2026-06-17
   days on market $99,000 Active 82 DOM
5. 2026-06-16
   days on market $99,000 Active 81 DOM
6. 2026-06-15
   days on market $99,000 Active 80 DOM
7. 2026-06-13
   days on market $99,000 Active 78 DOM
8. 2026-06-12
   days on market $99,000 Active 77 DOM
9. 2026-06-09
   days on market $99,000 Active 74 DOM
10. 2026-06-08
    days on market $99,000 Active 73 DOM
11. 2026-06-07
    days on market $99,000 Active 72 DOM
12. 2026-06-04
    days on market $99,000 Active 68 DOM
13. 2026-06-02
    days on market $99,000 Active 67 DOM
14. 2026-06-01
    days on market $99,000 Active 66 DOM
15. 2026-05-31
    days on market $99,000 Active 65 DOM
16. 2026-05-31
    days on market $99,000 Active 64 DOM
17. 2026-03-26
    listed $99,000 Active 649-char remark

    Show marketing remark (649 chars)

    3-bedroom, 1-bath ranch located in Farmington School District! This home offers great flexibility as it is currently tenant-occupied with a month-to-month lease, making it an excellent investment opportunity or a future owner-occupied residence. The layout features comfortable living spaces with plenty of natural light and functional flow throughout. Situated in a convenient location close to schools, shopping, dining, and entertainment, this property offers both accessibility and long-term potential. Whether you’re looking to expand your rental portfolio or find an affordable place to call home, this property is full of possibilities!

18. 2024-11-01
    historical
19. 2024-10-29
    listed Active
20. 2010-09-01
    soldstatus $480,000

ⓘ 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: $2,489 · $207/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,477
• − Mortgage interest: −$5,546
• − Property taxes: −$2,489
• − Insurance: −$495
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,880
• Taxable loss: −$929
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $866/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: Farmington Central CUSD 265
• NCES district ID: 1700044
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $54,785
• Composite: 23.33/100
• National rank: #7914
• State rank: #293 of 620 in IL

Livability — Farmington

• Score: 62/100
• State rank: #835
• US rank: #16471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington, IL
• Population (ZIP): 3,018

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 33,356 people
• By 2030: 32,144 · -3.6%
• By 2040: 29,518 · -11.5%
• By 2050: 26,775 · -19.7%
• By 2075: 19,972 · -40.1%
• By 2100: 13,580 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Iranian 4% Portuguese 3% Slovak 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 0%

Political lean MEDSL · Fulton

• 2024 margin: Strong R (+23.8) · D 37.1% · R 60.9% · Other 2.0%
• 2008→2024 swing: -45.2pp toward R · 2008: 21.3pp · 2024: -23.8pp
• All cycles: 2024: R+23.8 2020: R+20.1 2016: R+15.1 2012: D+11.1 2008: D+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.69%
• Current HPI: 116.0611
• 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

-79.4% since first listed

4 events — show timeline

• 2026-03-26 Listed $99,000 RMLSA as Distributed by MLS Grid
• 2024-11-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-10-29 Listed — RMLSA as Distributed by MLS Grid
• 2010-09-01 Sold (Public Records) $480,000 Public Records

Property tax history

+1.5%/yr

Latest (2024): $2,489 · -2.5% YoY. Source: county tax records.