203 Fair Ave · Flora, IL 62839

$93,500

3 bd · 2.0 ba · 1,144 sqft · SingleFamily · 10 Days on market

Built 1922 7,200 sqft lot Est $94k · at est.

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.6/15.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• 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

Owner says ''Bring me the right offer and I will even pay their closing cost up to $1500! This very nice home will work well for a growing family/ 3 Bedrooms and 2 baths. The home was remodeled in 2005 when the 3rd bedroom was added along with a master bath. New central heat, Central Air, Wiring (200 amp breaker box) and replacement windows new in 2005. The basement is very usable as a play area ect.. Range, Refrigerator, white kitchen cabinat & curtians stay.

Key facts

• Welcoming front deck
• Updated metal roofs
• Covered back deck

Tags

• HIGH-EFFICIENCY FURNACE
• CENTRAL AIR AND COMPRESSOR
• UPDATED METAL ROOFS
• WELCOMING FRONT DECK
• COVERED BACK DECK
• ORIGINAL WOODWORK

Property features AI

Finance

• Other: Built before 1978
• HOA & community: No master association fee required

Exterior

• Parking: Gravel parking; Space for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Accessible / disability access; Occupancy: Fee simple ownership; Historic home (100+ years)
• Construction: Vinyl siding; Metal roof; Block foundation; Unfinished basement with daylight and exterior entry (partial crawl space)
• Exterior features: Corner, level lot (approx. 60 x 120); School bus service

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on main level (with full bath); Two additional bedrooms on main level
• Flooring: Hardwood in one bedroom; Carpet in master bedroom and other areas; Laminate flooring in living, dining and a bedroom; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Built-in features; Historic/period millwork; Insulated windows with window treatments; 6 total rooms
• Laundry & utility: Main-level laundry; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $94k).

Location & tenants

• Location reads 65/100 on livability (#624 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Flora CUSD 35 (town): math 17% / reading 37% proficiency, ranked #299 of 620 in IL (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Flora Elementary School (math 21% / reading 37%, grade F, #727 of 2,056 statewide, top 36%, 681 students, 0% FRL); Floyd Henson Jr High Sch (math 14% / reading 42%, grade F, #284 of 665 statewide, top 44%, 289 students, 0% FRL); Flora High School (math 8% / reading 17%, grade F, #506 of 693 statewide, top 74%, 375 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 2 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $646 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clay County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,500

Questions for the listing agent

1. Built in 1922 — 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. 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: 1.07% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.56%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $93,808
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Flora Ave	0.07mi	2/1.0 (-1)	1,066 (-7%)	10mo	$87,500	$82	68
232 Flora Ave	0.07mi	2/1.0 (-1)	1,066 (-7%)	10mo	$87,500	$82	68
306 Fair Ave	0.10mi	3/1.0	1,210 (+6%)	20mo	$100,700	$83	65
332 Flora Ave	0.15mi	2/1.0 (-1)	995 (-13%)	17mo	$74,900	$75	48
222 Austin Ave	0.49mi	3/1.0	1,044 (-9%)	14mo	$88,500	$85	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-3,275
• Equity at exit: $13,941

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $12,406
• Equity at exit: $8,084

Cash invested: $26,180 (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 62839

• Home prices YoY: -11.7%
• Active inventory: 23
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$490
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $187

Break-even live

Break-even rent $762

Max offer price $93,500

Occupancy floor 76%

Sensitivity live

Price	-10% $240	-5% $213	+0% $187	+5% $160	+10% $134
Rent	-10% $108	-5% $147	+0% $187	+5% $226	+10% $265
Rate	-1.0pp $234	-0.5pp $210	base $187	+0.5pp $162	+1.0pp $138

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-01
   status $93,500 Pending 10 DOM
2. 2026-05-31
   days on market $93,500 Active 10 DOM
3. 2026-05-31
   days on market $93,500 Active 9 DOM
4. 2026-05-19
   listed $93,500 Active
5. 2025-02-11
   soldstatus $72,000
6. 2008-08-19
   soldstatus $55,000 468-char remark

   Show marketing remark (468 chars)

   Owner says ''Bring me the right offer and I will even pay their closing cost up to $1500! This very nice home will work well for a growing family/ 3 Bedrooms and 2 baths. The home was remodeled in 2005 when the 3rd bedroom was added along with a master bath. New central heat, Central Air, Wiring (200 amp breaker box) and replacement windows new in 2005. The basement is very usable as a play area ect.. Range, Refrigerator, white kitchen cabinat & curtians stay.

7. 2008-08-19
   soldstatus $55,000 468-char remark

   Show marketing remark (468 chars)

   Owner says ''Bring me the right offer and I will even pay their closing cost up to $1500! This very nice home will work well for a growing family/ 3 Bedrooms and 2 baths. The home was remodeled in 2005 when the 3rd bedroom was added along with a master bath. New central heat, Central Air, Wiring (200 amp breaker box) and replacement windows new in 2005. The basement is very usable as a play area ect.. Range, Refrigerator, white kitchen cabinat & curtians stay.

8. 2008-08-19
   soldstatus $55,000

   Show marketing remark (468 chars)

   Owner says ''Bring me the right offer and I will even pay their closing cost up to $1500! This very nice home will work well for a growing family/ 3 Bedrooms and 2 baths. The home was remodeled in 2005 when the 3rd bedroom was added along with a master bath. New central heat, Central Air, Wiring (200 amp breaker box) and replacement windows new in 2005. The basement is very usable as a play area ect.. Range, Refrigerator, white kitchen cabinat & curtians stay.

9. 2008-02-25
   listed $55,000 468-char remark

   Show marketing remark (468 chars)

   Owner says ''Bring me the right offer and I will even pay their closing cost up to $1500! This very nice home will work well for a growing family/ 3 Bedrooms and 2 baths. The home was remodeled in 2005 when the 3rd bedroom was added along with a master bath. New central heat, Central Air, Wiring (200 amp breaker box) and replacement windows new in 2005. The basement is very usable as a play area ect.. Range, Refrigerator, white kitchen cabinat & curtians stay.

10. 2008-02-25
    listed $55,000 468-char remark

    Show marketing remark (468 chars)

    Owner says ''Bring me the right offer and I will even pay their closing cost up to $1500! This very nice home will work well for a growing family/ 3 Bedrooms and 2 baths. The home was remodeled in 2005 when the 3rd bedroom was added along with a master bath. New central heat, Central Air, Wiring (200 amp breaker box) and replacement windows new in 2005. The basement is very usable as a play area ect.. Range, Refrigerator, white kitchen cabinat & curtians stay.

11. 2004-08-09
    soldstatus $26,000

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $1,496 · $125/mo
• Expected delta: +$626/yr (+$52/mo · 72.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 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: $11,976
• − Mortgage interest: −$5,237
• − Property taxes: −$870
• − Insurance: −$468
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$2,720
• Taxable income: $765
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $2,056/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: Flora CUSD 35
• NCES district ID: 1715400
• Math proficiency: 17% ▼ -4.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $41,463
• Composite: 22.82/100
• National rank: #8018
• State rank: #299 of 620 in IL

Livability — Flora

• Score: 65/100
• State rank: #624
• US rank: #12754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flora, IL
• City population: 6,215
• Population (ZIP): 6,215

Population outlook (Clay County) Hauer SSP2

• Today (2025): 12,388 people
• By 2030: 11,808 · -4.7%
• By 2040: 10,644 · -14.1%
• By 2050: 9,500 · -23.3%
• By 2075: 6,985 · -43.6%
• By 2100: 4,811 · -61.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Romanian 4% Slovak 4% Portuguese 1%
• Foreign-born: 0%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+67.3) · D 15.6% · R 82.9% · Other 1.5%
• 2008→2024 swing: -44.1pp toward R · 2008: -23.3pp · 2024: -67.3pp
• All cycles: 2024: R+67.3 2020: R+65.2 2016: R+63.6 2012: R+44.1 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.09%
• Current HPI: 166.9939
• 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

+226.9% since first listed

10 events — show timeline

• 2026-06-19 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2026-06-01 Pending — MRED as Distributed by MLS Grid
• 2026-05-19 Listed $93,500 MRED as Distributed by MLS Grid
• 2025-02-11 Sold (Public Records) $72,000 Public Records
• 2008-08-19 Sold (Public Records) $55,000 Public Records
• 2008-08-19 Sold (MLS) $55,000 RMLSA as Distributed by MLS Grid
• 2008-08-19 Sold (MLS) $55,000 MRED as Distributed by MLS Grid
• 2008-02-25 Listed $55,000 RMLSA as Distributed by MLS Grid
• 2008-02-25 Listed $55,000 MRED as Distributed by MLS Grid
• 2004-08-09 Sold (Public Records) $26,000 Public Records

Property tax history

+2.3%/yr

Latest (2024): $870 · +202.3% YoY. Source: county tax records.