722 W South St · Plano, IL 60545

$119,900

3 bd · 1.5 ba · 1,239 sqft · SingleFamily public records · 70 Days on market

Built 1963 $97/sqft · 53% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman/Investor Special!! Home has great bones and is a great opportunity for someone willing to give it a refresh! Property being sold as-is! Home is on a double lot with separate pin numbers! Buildable lot is behind home and has separate pin number (zoned R5.) Tons of equity here for the right buyer!

Key facts

• Zoned r5
• Buildable lot
• Double lot

Tags

• DOUBLE LOT
• BUILDABLE LOT
• ZONED R5

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.5% in Plano — 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 74/100 on livability (#238 in IL, #4,373 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Plano CUSD 88 (suburban): math 24% / reading 28% proficiency, ranked #553 of 919 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 35 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 706 units permitted in Kendall County in 2024 (263 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kendall County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% 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 70 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 3.2% of price.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.74% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.37%
• DSCR: 2.04
• GRM: 4.8

CMA / ARV

• ARV (median comp): $247,296
• List price: $119,900
• Delta: -51.52%
• 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
319 S Cook St	0.17mi	3/2.0	1,200 (-3%)	16mo	$239,900	$200	72
302 N Center St	0.53mi	3/2.0	1,260 (+2%)	4mo	$259,900	$206	68
309 W School St	0.44mi	2/2.0 (-1)	1,276 (+3%)	2mo	$262,000	$205	65
18 W Steward St	0.51mi	3/2.0	1,205 (-3%)	8mo	$269,900	$224	63
124 S West St	0.33mi	3/1.0	1,200 (-3%)	19mo	$157,000	$131	62
111 W North St	0.37mi	3/1.5	1,108 (-11%)	6mo	$225,000	$203	60
403 W School St	0.43mi	3/1.5	1,152 (-7%)	11mo	$199,000	$173	59
520 S Ben St	0.28mi	3/1.0	1,125 (-9%)	15mo	$249,900	$222	57
323 E North St	0.67mi	3/2.0	1,200 (-3%)	9mo	$190,000	$158	54
203 E North St	0.58mi	3/1.0	1,203 (-3%)	18mo	$250,000	$208	51
115 W John St	0.34mi	3/1.5	1,410 (+14%)	14mo	$235,000	$167	50
203 E Abe St	0.62mi	2/1.5 (-1)	1,100 (-11%)	15mo	$210,500	$191	35

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: 16.5%
• Equity multiple: 1.67×
• Total profit: $22,342
• Equity at exit: $17,877

10-year hold

• IRR: 25.1%
• Equity multiple: 3.19×
• Total profit: $73,613
• Equity at exit: $10,367

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 60545

• Home prices YoY: -34.8%
• Active inventory: 35
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$317 /mo · $3,799/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $654

Break-even live

Break-even rent $1,260

Max offer price $119,900

Occupancy floor 64%

Sensitivity live

Price	-10% $722	-5% $688	+0% $654	+5% $620	+10% $586
Rent	-10% $489	-5% $571	+0% $654	+5% $736	+10% $819
Rate	-1.0pp $714	-0.5pp $684	base $654	+0.5pp $623	+1.0pp $591

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 S Center St Plano, IL	4.0	1.0	1400	$2,000	$1.43	44d	1	0.52mi
407 E Abe St Plano, IL	3.0	1.0	1000	$2,100	$2.10	23d	1	0.76mi
802 Terrace Way Plano, IL	3.0	2.0	1500	$2,275	$1.52	7d	1	1.15mi

Listing history 28 events

1. 2026-06-21
   days on market $119,900 Active 70 DOM
2. 2026-06-18
   days on market $119,900 Active 67 DOM
3. 2026-06-17
   days on market $119,900 Active 66 DOM
4. 2026-06-16
   days on market $119,900 Active 65 DOM
5. 2026-06-15
   days on market $119,900 Active 64 DOM
6. 2026-06-13
   days on market $119,900 Active 62 DOM
7. 2026-06-09
   days on market $119,900 Active 58 DOM
8. 2026-06-08
   days on market $119,900 Active 57 DOM
9. 2026-06-07
   days on market $119,900 Active 56 DOM
10. 2026-06-04
    days on market $119,900 Active 53 DOM
11. 2026-06-03
    days on market $119,900 Active 52 DOM
12. 2026-06-02
    days on market $119,900 Active 51 DOM
13. 2026-06-01
    days on market $119,900 Active 50 DOM
14. 2026-05-31
    days on market $119,900 Active 49 DOM
15. 2026-04-15
    status Active 309-char remark

    Show marketing remark (309 chars)

    Handyman/Investor Special!! Home has great bones and is a great opportunity for someone willing to give it a refresh! Property being sold as-is! Home is on a double lot with separate pin numbers! Buildable lot is behind home and has separate pin number (zoned R5.) Tons of equity here for the right buyer!

16. 2026-04-07
    status Pending 309-char remark

    Show marketing remark (309 chars)

    Handyman/Investor Special!! Home has great bones and is a great opportunity for someone willing to give it a refresh! Property being sold as-is! Home is on a double lot with separate pin numbers! Buildable lot is behind home and has separate pin number (zoned R5.) Tons of equity here for the right buyer!

17. 2026-04-04
    listed $119,900 Active 309-char remark

    Show marketing remark (309 chars)

    Handyman/Investor Special!! Home has great bones and is a great opportunity for someone willing to give it a refresh! Property being sold as-is! Home is on a double lot with separate pin numbers! Buildable lot is behind home and has separate pin number (zoned R5.) Tons of equity here for the right buyer!

18. 2024-12-31
    historical
19. 2024-08-22
    listed Active
20. 2024-08-22
    historical
21. 2024-07-13
    price
22. 2024-07-06
    listed Active
23. 2024-01-17
    soldstatus $105,000
24. 2023-12-18
    status Pending
25. 2023-12-18
    soldstatus $70,000 Closed
26. 2023-12-08
    historical Contingent - No Showings
27. 2023-12-07
    listed $75,000 Active
28. 1995-11-07
    soldstatus $105,000

ⓘ 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: $3,799 · $317/mo
• Projected year-2 tax: $3,799 · $317/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 ≥102°F today · 15 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: $25,049
• − Mortgage interest: −$6,716
• − Property taxes: −$3,799
• − Insurance: −$600
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$3,488
• Taxable income: $6,438
• Est. tax owed @ 24.0%: −$1,545
• After-tax cash flow: $6,300/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: Plano CUSD 88
• NCES district ID: 1731770
• Math proficiency: 24% ▲ 2.00%
• Reading proficiency: 28% ▲ 5.00%
• Median HH income: $56,844
• Composite: 26.53/100
• National rank: #12619
• State rank: #553 of 919 in IL

Livability — Plano

• Score: 74/100
• State rank: #238
• US rank: #4373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plano, IL
• City population: 14,191
• Population (ZIP): 14,191

Population outlook (Kendall County) Hauer SSP2

• Today (2025): 138,283 people
• By 2030: 144,935 · +4.8%
• By 2040: 156,944 · +13.5%
• By 2050: 165,424 · +19.6%
• By 2075: 174,715 · +26.3%
• By 2100: 168,523 · +21.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 34% Two or more races 19% Black 4%
• Hispanic origin (detail): Mexican 26% Puerto Rican 2%
• Common ancestry: Romanian 7% Italian 4% Portuguese 4%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 23% Tagalog/Filipino 2%

Political lean MEDSL · Kendall

• 2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.6%
• 2008→2024 swing: -5.7pp toward R · 2008: 7.2pp · 2024: 1.5pp
• All cycles: 2024: D+1.5 2020: D+5.7 2016: R+1.5 2012: R+4.1 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.48%
• Current HPI: 209.3485
• 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

+14.2% since first listed

14 events — show timeline

• 2026-04-15 Relisted — MRED as Distributed by MLS Grid
• 2026-04-07 Pending — MRED as Distributed by MLS Grid
• 2026-04-04 Listed $119,900 MRED as Distributed by MLS Grid
• 2024-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-22 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-22 Listed — MRED as Distributed by MLS Grid
• 2024-07-13 Price Changed — MRED as Distributed by MLS Grid
• 2024-07-06 Listed — MRED as Distributed by MLS Grid
• 2024-01-17 Sold (Public Records) $105,000 Public Records
• 2023-12-18 Pending — MRED as Distributed by MLS Grid
• 2023-12-18 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2023-12-08 Contingent — MRED as Distributed by MLS Grid
• 2023-12-07 Listed $75,000 MRED as Distributed by MLS Grid
• 1995-11-07 Sold (Public Records) $105,000 Public Records

Property tax history

+1.1%/yr

Latest (2024): $3,799 · +2.9% YoY. Source: county tax records.