108 N Jefferson St · Flanagan, IL 61740

$82,000

3 bd · 2.0 ba · 1,753 sqft · SingleFamily public records · 67 Days on market

Built 1982 $47/sqft · 45% below area Est $148k · 45% 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 +24.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• DSCR +7.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Listing price $99,900 The seller does not represent or guarantee occupancy status. NO viewings of this property. Please DO NOT DISTURB the occupant. Drive by only. Ranch style home. 3 bedrooms and 2 bathrooms. AS IS, cash only sales with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Property sold without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Auction.

Key facts

• Garage
• Built 1982
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.

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-, schools F, amenities 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.
• Market conditions: 7 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 $9k of equity ($567 loan paydown + $8k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $23k 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

• It's been on market 67 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; list at $82k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $77,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 6.0

CMA / ARV

• ARV (median comp): $148,440
• List price: $82,000
• Delta: -44.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 N Jefferson St	0.00mi	3/2.0	1,753 (0%)	1mo	$73,000	$42	100
211 N Harrison St	0.22mi	3/2.0	1,754 (+0%)	21mo	$125,000	$71	73
208 S Jefferson St	0.22mi	4/2.0 (+1)	1,568 (-11%)	1mo	$149,900	$96	67
100 N Jackson St	0.15mi	4/2.0 (+1)	1,988 (+13%)	1mo	$47,000	$24	64
308 S Jackson St	0.37mi	4/2.0 (+1)	1,998 (+14%)	3mo	$165,000	$83	52
113 N Harrison St	0.21mi	4/1.0 (+1)	1,507 (-14%)	21mo	$150,000	$100	40

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: 30.8%
• Equity multiple: 3.42×
• Total profit: $55,584
• Equity at exit: $73,872

10-year hold

• IRR: 26.7%
• Equity multiple: 7.77×
• Total profit: $155,412
• Equity at exit: $159,308

Cash invested: $22,960 (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: 7
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$261 /mo · $3,130/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $170

Break-even live

Break-even rent $918

Max offer price $82,000

Occupancy floor 80%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-15
   status Pending 548-char remark

   Show marketing remark (548 chars)

   Listing price $99,900 The seller does not represent or guarantee occupancy status. NO viewings of this property. Please DO NOT DISTURB the occupant. Drive by only. Ranch style home. 3 bedrooms and 2 bathrooms. AS IS, cash only sales with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Property sold without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Auction.

2. 2026-04-29
   price $82,000 548-char remark

   Show marketing remark (548 chars)

   Listing price $99,900 The seller does not represent or guarantee occupancy status. NO viewings of this property. Please DO NOT DISTURB the occupant. Drive by only. Ranch style home. 3 bedrooms and 2 bathrooms. AS IS, cash only sales with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Property sold without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Auction.

3. 2026-04-14
   price $99,900 548-char remark

   Show marketing remark (548 chars)

   Listing price $99,900 The seller does not represent or guarantee occupancy status. NO viewings of this property. Please DO NOT DISTURB the occupant. Drive by only. Ranch style home. 3 bedrooms and 2 bathrooms. AS IS, cash only sales with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Property sold without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Auction.

4. 2026-03-27
   price $135,200 548-char remark

   Show marketing remark (548 chars)

   Listing price $99,900 The seller does not represent or guarantee occupancy status. NO viewings of this property. Please DO NOT DISTURB the occupant. Drive by only. Ranch style home. 3 bedrooms and 2 bathrooms. AS IS, cash only sales with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Property sold without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Auction.

5. 2026-03-09
   listed $169,600 Auction 548-char remark

   Show marketing remark (548 chars)

   Listing price $99,900 The seller does not represent or guarantee occupancy status. NO viewings of this property. Please DO NOT DISTURB the occupant. Drive by only. Ranch style home. 3 bedrooms and 2 bathrooms. AS IS, cash only sales with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Property sold without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Auction.

6. 1982-11-03
   soldstatus $39,000

ⓘ 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: $3,130 · $261/mo
• Projected year-2 tax: $3,130 · $261/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 ≥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: $13,591
• − Mortgage interest: −$4,593
• − Property taxes: −$3,130
• − Insurance: −$410
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$2,385
• Taxable income: $898
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $1,821/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

+110.3% since first listed

6 events — show timeline

• 2026-05-15 Pending — MRED as Distributed by MLS Grid
• 2026-04-29 Price Changed $82,000 MRED as Distributed by MLS Grid
• 2026-04-14 Price Changed $99,900 MRED as Distributed by MLS Grid
• 2026-03-27 Price Changed $135,200 MRED as Distributed by MLS Grid
• 2026-03-09 Listed $169,600 MRED as Distributed by MLS Grid
• 1982-11-03 Sold (Public Records) $39,000 Public Records

Property tax history

+0.9%/yr

Latest (2024): $3,130 · +5.8% YoY. Source: county tax records.