208 S Jefferson St · Flanagan, IL 61740

$149,900

4 bd · 2.0 ba · 1,617 sqft · SingleFamily public records · 38 Days on market

Built 1890 0.34 ac lot Est $155k · at est.

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Why this score? — see what drove the D+ 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 +10.2/30.0
• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Four bedroom, 2 bathroom home on a large double lot. First floor has an eat-in kitchen, living room, dining room, laundry room, bathroom and a front and back enclosed porch. The second floor has four bedrooms and a full bathroom. There is a 2 car attached garage, a deck and a storage shed.

Key facts

• Attached garage
• Laundry room
• Living room

Tags

• EAT-IN KITCHEN
• LIVING ROOM
• DINING ROOM
• LAUNDRY ROOM
• ENCLOSED PORCH
• ATTACHED GARAGE

Property features AI

Finance

• Other: Living area source: Assessor; Approximate total finished area reported by assessor; Basement listed as partially unfinished (approx. 144 sq ft unfinished)
• Financial info: Special service area: No
• HOA & community: No master association required; Neighborhood features sidewalks, street lights and paved streets

Exterior

• Parking: Attached garage (owned) with garage door opener; Gravel parking; Total parking for 2 vehicles; 2 garage spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; Two-story; Fee simple ownership; Property is over 100 years old; Built before 1978
• Construction: Aluminum siding; Brick/mortar foundation; Asphalt roof
• Exterior features: Deck; Level lot; Lot dimensions approximately 100 x 150

Interior

• Kitchen: Refrigerator; Gas cooktop; Gas oven; Eating area / table space
• Bedrooms: Master bedroom on second floor (13 x 13); Bedroom 2 on second floor (8 x 13); Bedroom 3 on second floor (9 x 10); Bedroom 4 on second floor (8 x 11)
• Flooring: Carpet in living room, dining room, kitchen, laundry and bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor full bath; Storm door(s); Unfinished attic; Separate dining room; Unfinished/partial basement (crawl space); Main-level laundry with electric dryer hookup; Sump pump
• Laundry & utility: Main-level laundry; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (18.6% below list).
• Recommended offer: $122k (18.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#595 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Flanagan-Cornell District 74 (rural): math 15% / reading 25% proficiency, ranked #683 of 919 in IL (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Flanagan Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 185 students, 0% FRL); Flanagan-Cornell High School (math 15% / reading 5%, grade F, #528 of 693 statewide, top 82%, 111 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 35 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Livingston County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,031 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $155,232
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 S Jefferson St	0.00mi	4/2.0	1,568 (-3%)	1mo	$149,900	$96	94
108 N Jefferson St	0.22mi	3/2.0 (-1)	1,753 (+8%)	1mo	$73,000	$42	70
305 S Harrison St	0.25mi	4/2.0	1,459 (-10%)	22mo	$156,000	$107	54
113 N Harrison St	0.32mi	4/1.0	1,507 (-7%)	21mo	$150,000	$100	52
200 N Harrison St	0.36mi	3/1.5 (-1)	1,400 (-13%)	5mo	$155,000	$111	50
211 N Harrison St	0.37mi	3/2.0 (-1)	1,754 (+8%)	21mo	$125,000	$71	47
300 E Lincoln St	0.45mi	3/1.5 (-1)	1,393 (-14%)	18mo	$74,000	$53	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $76,305
• Equity at exit: $135,042

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $228,973
• Equity at exit: $291,223

Cash invested: $41,972 (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 61740

• Home prices YoY: 28.9%
• Active inventory: 8
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$200 /mo · $2,396/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-84

Break-even live

Break-even rent $1,327

Max offer price $135,032

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-42	+0% $-84	+5% $-127	+10% $-169
Rent	-10% $-181	-5% $-132	+0% $-84	+5% $-36	+10% $12
Rate	-1.0pp $-9	-0.5pp $-46	base $-84	+0.5pp $-123	+1.0pp $-163

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-21
   status Pending
2. 2026-04-20
   historical Contingent - Continue to Show
3. 2026-04-13
   listed $149,900 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: $2,396 · $200/mo
• Projected year-2 tax: $2,899 · $242/mo
• Expected delta: +$503/yr (+$42/mo · 21.0%)

ⓘ 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 ≥105°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,644
• − Mortgage interest: −$8,397
• − Property taxes: −$2,396
• − Insurance: −$750
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$4,361
• Taxable loss: −$3,602
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $-145/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: Flanagan-Cornell District 74
• NCES district ID: 1701390
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $56,763
• Composite: 21.78/100
• National rank: #13578
• State rank: #683 of 919 in IL

Livability — Flanagan

• Score: 66/100
• State rank: #595
• US rank: #12332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flanagan, IL
• Population (ZIP): 1,427

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 32,749 people
• By 2030: 30,848 · -5.8%
• By 2040: 27,357 · -16.5%
• By 2050: 24,048 · -26.6%
• By 2075: 17,574 · -46.3%
• By 2100: 12,096 · -63.1%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+46.3) · D 26.1% · R 72.4% · Other 1.6%
• 2008→2024 swing: -27.1pp toward R · 2008: -19.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+44.2 2016: R+41.0 2012: R+31.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 64.01%
• Current HPI: 285.6109
• 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

3 events — show timeline

• 2026-05-21 Pending — MRED as Distributed by MLS Grid
• 2026-04-20 Contingent — MRED as Distributed by MLS Grid
• 2026-04-13 Listed $149,900 MRED as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $2,396 · +83.9% YoY. Source: county tax records.