1101 Low St · Bloomington, IL 61701

$122,000

4 bd · 1.5 ba · 1,371 sqft · SingleFamily · 55 Days on market

Built 1925 8,625 sqft lot $89/sqft · 19% below area Est $150k · 19% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just one block from Miller Park in the heart of historic Bloomington, this 4-bedroom, 1.5-bath two-story home presents a strong opportunity driven by location and upside potential. Featuring hardwood floors throughout both levels, a functional layout with four true bedrooms, a spacious kitchen space, and a true detached two-car garage, this property offers a solid foundation for improvements or strategic updates. Whether you're searching for a house to call home or a great investment opportunity, this property is one you don't want to miss out on!

Key facts

• Spacious kitchen
• Historic bloomington
• Hardwood floors

Tags

• HISTORIC BLOOMINGTON
• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• DETACHED ONE-CAR GARAGE
• PRIVATE FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $118k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 5.4% in Bloomington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#161 in IL, #2,987 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities C-, commute F.
• Bloomington SD 87 (urban): math 14% / reading 19% proficiency, ranked #476 of 620 in IL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.6%/yr); 88 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 247 units permitted in McLean County in 2024 (54 in 5+ unit buildings).
• This rent runs 38% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $122k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 5.7

CMA / ARV

• ARV (median comp): $150,407
• List price: $122,000
• Delta: -18.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Low St	0.00mi	4/1.5	1,371 (0%)	0mo	$118,000	$86	100
1211 S Lee St	0.15mi	3/2.5 (-1)	1,332 (-3%)	2mo	$162,000	$122	77
1226 Low St	0.14mi	3/2.0 (-1)	1,325 (-3%)	5mo	$196,000	$148	77
1006 S East St	0.42mi	4/1.0	1,332 (-3%)	5mo	$163,500	$123	69
507 W Oakland Ave	0.31mi	3/1.5 (-1)	1,256 (-8%)	2mo	$195,000	$155	65
510 W Oakland Ave	0.28mi	3/1.5 (-1)	1,276 (-7%)	8mo	$167,000	$131	64
405 W Bissell St	0.20mi	4/1.0	1,196 (-13%)	4mo	$49,999	$42	64
310 S Western Ave	0.59mi	3/1.0 (-1)	1,323 (-4%)	1mo	$41,000	$31	59
808 W Grove St	0.57mi	4/2.0	1,305 (-5%)	8mo	$59,900	$46	57
1304 W Wood St	0.60mi	4/1.5	1,480 (+8%)	7mo	$150,000	$101	53
814 W Mill St	0.36mi	3/2.0 (-1)	1,554 (+13%)	2mo	$167,500	$108	52
408 E Mill St	0.66mi	4/2.0	1,278 (-7%)	9mo	$142,500	$112	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.50×
• Total profit: $17,096
• Equity at exit: $18,191

10-year hold

• IRR: 23.2%
• Equity multiple: 3.26×
• Total profit: $77,139
• Equity at exit: $10,548

Cash invested: $34,160 (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 61701

• Rents YoY: 5.6%
• Active inventory: 88
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$640
• Tax from tax record: −$220 /mo · $2,636/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $502

Break-even live

Break-even rent $1,152

Max offer price $122,000

Occupancy floor 67%

Sensitivity live

Price	-10% $571	-5% $537	+0% $502	+5% $468	+10% $433
Rent	-10% $361	-5% $432	+0% $502	+5% $573	+10% $644
Rate	-1.0pp $564	-0.5pp $533	base $502	+0.5pp $471	+1.0pp $439

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 W Olive St Bloomington, IL	3.0	1.0	1000	$1,495	$1.50	22d	1	0.50mi
507 1/2 S Clayton St Bloomington, IL	3.0	1.0	1003	$1,895	$1.89	22d	1	0.81mi
1619 R T Dunn Dr Bloomington, IL	3.0	2.0	1200	$1,300	$1.08	22d	1	0.82mi
318 E Locust St Apt A Bloomington, IL	3.0	2.0	1200	$3,000	$2.50	44d	1	1.17mi
1102 N Madison St Bloomington, IL	3.0	2.0	1603	$1,950	$1.22	22d	1	1.32mi
503 E Empire St Bloomington, IL	3.0	2.0	1000	$1,795	$1.79	44d	1	1.39mi
507 E Graham St Bloomington, IL	3.0	1.5	1300	$1,900	$1.46	44d	1	1.46mi
1110 E Jefferson St Unit 16 Bloomington, IL	3.0	1.5	1476	$1,675	$1.13	44d	1	1.49mi

Listing history 7 events

1. 2026-05-08
   status Pending 561-char remark

   Show marketing remark (561 chars)

   Located just one block from Miller Park in the heart of historic Bloomington, this 4-bedroom, 1.5-bath two-story home presents a strong opportunity driven by location and upside potential. Featuring hardwood floors throughout both levels, a functional layout with four true bedrooms, a spacious kitchen space, and a true detached two-car garage, this property offers a solid foundation for improvements or strategic updates. Whether you're searching for a house to call home or a great investment opportunity, this property is one you don't want to miss out on!

2. 2026-04-14
   status Temporarily No Showings 561-char remark

   Show marketing remark (561 chars)

   Located just one block from Miller Park in the heart of historic Bloomington, this 4-bedroom, 1.5-bath two-story home presents a strong opportunity driven by location and upside potential. Featuring hardwood floors throughout both levels, a functional layout with four true bedrooms, a spacious kitchen space, and a true detached two-car garage, this property offers a solid foundation for improvements or strategic updates. Whether you're searching for a house to call home or a great investment opportunity, this property is one you don't want to miss out on!

3. 2026-04-14
   price $122,000 561-char remark

   Show marketing remark (561 chars)

   Located just one block from Miller Park in the heart of historic Bloomington, this 4-bedroom, 1.5-bath two-story home presents a strong opportunity driven by location and upside potential. Featuring hardwood floors throughout both levels, a functional layout with four true bedrooms, a spacious kitchen space, and a true detached two-car garage, this property offers a solid foundation for improvements or strategic updates. Whether you're searching for a house to call home or a great investment opportunity, this property is one you don't want to miss out on!

4. 2026-03-03
   status Pending 561-char remark

   Show marketing remark (561 chars)

   Located just one block from Miller Park in the heart of historic Bloomington, this 4-bedroom, 1.5-bath two-story home presents a strong opportunity driven by location and upside potential. Featuring hardwood floors throughout both levels, a functional layout with four true bedrooms, a spacious kitchen space, and a true detached two-car garage, this property offers a solid foundation for improvements or strategic updates. Whether you're searching for a house to call home or a great investment opportunity, this property is one you don't want to miss out on!

5. 2026-02-26
   price $124,900 561-char remark

   Show marketing remark (561 chars)

   Located just one block from Miller Park in the heart of historic Bloomington, this 4-bedroom, 1.5-bath two-story home presents a strong opportunity driven by location and upside potential. Featuring hardwood floors throughout both levels, a functional layout with four true bedrooms, a spacious kitchen space, and a true detached two-car garage, this property offers a solid foundation for improvements or strategic updates. Whether you're searching for a house to call home or a great investment opportunity, this property is one you don't want to miss out on!

6. 2026-01-30
   listed $139,900 Active 561-char remark

   Show marketing remark (561 chars)

   Located just one block from Miller Park in the heart of historic Bloomington, this 4-bedroom, 1.5-bath two-story home presents a strong opportunity driven by location and upside potential. Featuring hardwood floors throughout both levels, a functional layout with four true bedrooms, a spacious kitchen space, and a true detached two-car garage, this property offers a solid foundation for improvements or strategic updates. Whether you're searching for a house to call home or a great investment opportunity, this property is one you don't want to miss out on!

7. 1993-04-01
   soldstatus $59,500

ⓘ 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: $2,636 · $220/mo
• Projected year-2 tax: $2,703 · $225/mo
• Expected delta: +$67/yr (+$6/mo · 2.5%)

ⓘ 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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $21,458
• − Mortgage interest: −$6,834
• − Property taxes: −$2,636
• − Insurance: −$610
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$3,549
• Taxable income: $4,396
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $4,974/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: Bloomington SD 87
• NCES district ID: 1706480
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $50,544
• Composite: 15.05/100
• National rank: #9351
• State rank: #476 of 620 in IL

Livability — Bloomington

• Score: 77/100
• State rank: #161
• US rank: #2987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomington, IL
• County: McLean County · 126,490 people
• City population: 72,415
• Metro: Bloomington, IL
• Population (ZIP): 35,136
• Household income: $57,130
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1493.0

Population outlook (McLean County) Hauer SSP2

• Today (2025): 176,468 people
• By 2030: 178,002 · +0.9%
• By 2040: 178,592 · +1.2%
• By 2050: 177,090 · +0.4%
• By 2075: 173,224 · -1.8%
• By 2100: 158,425 · -10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 6% · Canada, Philippines, Vietnam
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · McLean

• 2024 margin: Toss-up / Even · D 51.6% · R 46.8% · Other 1.6%
• 2008→2024 swing: +3.7pp toward D · 2008: 1.2pp · 2024: 4.9pp
• All cycles: 2024: D+4.9 2020: D+3.9 2016: R+1.5 2012: R+11.1 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.13%
• Current HPI: 172.3659
• Rent YoY: ▲ 5.60%
• Metro: Bloomington, IL
• 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

+105.0% since first listed

7 events — show timeline

• 2026-05-08 Pending — MRED as Distributed by MLS Grid
• 2026-04-14 Relisted — MRED as Distributed by MLS Grid
• 2026-04-14 Price Changed $122,000 MRED as Distributed by MLS Grid
• 2026-03-03 Pending — MRED as Distributed by MLS Grid
• 2026-02-26 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2026-01-30 Listed $139,900 MRED as Distributed by MLS Grid
• 1993-04-01 Sold (Public Records) $59,500 Public Records

Property tax history

+3.1%/yr

Latest (2023): $2,636 · +8.6% YoY. Source: county tax records.