208 W Garfield St · Pearl City, IL 61062

$119,900

3 bd · 1.0 ba · 1,064 sqft · SingleFamily · 8 Days on market

Built 1974 0.42 ac lot Est $188k · 36% under

---

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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• Appreciation +8.4/10.0
• 1% rule +7.2/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Reduced over $20,000 ! 3 Br ranch, move-in ready other than flooring, situated on quiet dead end street near park and schools. Newer siding and roof. Large ( 1.2 acre ) lot backs up to a field for privacy. No offer not considered. $1,000 carpet allowance offered at successful closing.

Key facts

• Renovated kitchen
• Open living space
• Cul-de-sac

Tags

• CUL-DE-SAC
• COUNTRY VIEWS
• OPEN LIVING SPACE
• RENOVATED KITCHEN
• FENCED-IN BACKYARD
• DECK OVERLOOKING OPEN FIELDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 69/100 on livability (#437 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime D+, amenities F, commute F.
• Pearl City CUSD 200 (rural): math 35% / reading 33% proficiency, ranked #191 of 620 in IL (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pearl City High School (math 34% / reading 15%, grade F, #252 of 693 statewide, top 37%, 137 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP; 7 units permitted in Stephenson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($829 loan paydown + $8k appreciation (6.9% local appreciation)).
• Stephenson County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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.
• Current owner paid $41k; list at $120k implies a 192% gain — meaningful room to come down on a strong offer.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1974 — 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. Crime grade is D 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?
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: 1.22% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $188,328
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 W Garfield St	0.00mi	3/1.0	1,064 (0%)	0mo	$115,000	$108	100
312 W Garfield St	0.06mi	3/1.0	960 (-10%)	4mo	$170,000	$177	77

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

Projected returns pro-forma

6.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.80×
• Total profit: $60,375
• Equity at exit: $81,958

10-year hold

• IRR: 24.1%
• Equity multiple: 5.80×
• Total profit: $161,058
• Equity at exit: $154,671

Cash invested: $33,572 (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 61062

• Home prices YoY: 2.8%
• Active inventory: 9
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$169 /mo · $2,024/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $307

Break-even live

Break-even rent $1,073

Max offer price $119,900

Occupancy floor 74%

Sensitivity live

Price	-10% $375	-5% $341	+0% $307	+5% $273	+10% $239
Rent	-10% $191	-5% $249	+0% $307	+5% $364	+10% $422
Rate	-1.0pp $367	-0.5pp $337	base $307	+0.5pp $276	+1.0pp $244

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-22
   status Pending
2. 2026-04-14
   listed $119,900 Active
3. 2025-10-21
   price $124,900
4. 2025-08-26
   price $130,900
5. 2025-08-14
   price $135,900
6. 2015-04-30
   soldstatus $41,000
7. 2015-04-26
   soldstatus $41,000 285-char remark

   Show marketing remark (285 chars)

   Reduced over $20,000 ! 3 Br ranch, move-in ready other than flooring, situated on quiet dead end street near park and schools. Newer siding and roof. Large ( 1.2 acre ) lot backs up to a field for privacy. No offer not considered. $1,000 carpet allowance offered at successful closing.

8. 2014-09-03
   listed $47,900 285-char remark

   Show marketing remark (285 chars)

   Reduced over $20,000 ! 3 Br ranch, move-in ready other than flooring, situated on quiet dead end street near park and schools. Newer siding and roof. Large ( 1.2 acre ) lot backs up to a field for privacy. No offer not considered. $1,000 carpet allowance offered at successful closing.

ⓘ 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: $2,024 · $169/mo
• Projected year-2 tax: $2,373 · $198/mo
• Expected delta: +$349/yr (+$29/mo · 17.2%)

ⓘ 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 2/10 Low 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,531
• − Mortgage interest: −$6,716
• − Property taxes: −$2,024
• − Insurance: −$600
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$3,488
• Taxable income: $1,898
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $3,225/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: Pearl City CUSD 200
• NCES district ID: 1731020
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 33% ▼ -15.00%
• Median HH income: $59,208
• Composite: 30.41/100
• National rank: #6247
• State rank: #191 of 620 in IL

Livability — Pearl City

• Score: 69/100
• State rank: #437
• US rank: #8917

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pearl City, IL
• Population (ZIP): 1,881

Population outlook (Stephenson County) Hauer SSP2

• Today (2025): 41,802 people
• By 2030: 39,487 · -5.5%
• By 2040: 34,534 · -17.4%
• By 2050: 29,693 · -29.0%
• By 2075: 21,196 · -49.3%
• By 2100: 14,596 · -65.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Black 4% Two or more races 2%
• Common ancestry: Iranian 6% Italian 3% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 3%

Political lean MEDSL · Stephenson

• 2024 margin: R (+19.4) · D 39.5% · R 58.9% · Other 1.6%
• 2008→2024 swing: -26.1pp toward R · 2008: 6.7pp · 2024: -19.4pp
• All cycles: 2024: R+19.4 2020: R+15.7 2016: R+17.0 2012: R+4.6 2008: D+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.86%
• Current HPI: 251.0511
• 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

+150.3% since first listed

8 events — show timeline

• 2026-04-22 Pending — NWIAR
• 2026-04-14 Listed $119,900 NWIAR
• 2025-10-21 Price Changed $124,900 NWIAR
• 2025-08-26 Price Changed $130,900 NWIAR
• 2025-08-14 Price Changed $135,900 NWIAR
• 2015-04-30 Sold (Public Records) $41,000 Public Records
• 2015-04-26 Sold (MLS) $41,000 NWIAR
• 2014-09-03 Listed $47,900 NWIAR

Property tax history

+1.5%/yr

Latest (2024): $2,024 · +9.3% YoY. Source: county tax records.