10146 Evergreen Dr · Manito, IL 61546

$139,900

3 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 30 Days on market

Built 1975 0.47 ac lot Est $127k · 10% over

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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 +15.1/30.0
• DSCR +4.6/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You must see 10146 Evergreen Drive in Manito, IL. It offers a charming residence with three bedrooms, an extra-large detached garage, main floor laundry and inviting front porch. The three-seasons room, spacious dining area and an additional sunken family room make entertaining guests a dream. With recent updates to the flooring and paint, this move in ready home provides comfort, convenience, and a pleasant living environment for its residents. Call today to see if you will be saying "yes" to this address.

Key facts

• Main floor laundry
• 3 seasons room
• Large pantry

Tags

• MAIN FLOOR LAUNDRY
• SPACIOUS FAMILY ROOM
• 3 SEASONS ROOM
• LARGE PANTRY
• OVERSIZED GARAGE
• NO NEIGHBORS BEHIND

Property features AI

Finance

• Other: Subdivision: Lakewood Terrace; Directions: Springlake Rd to Evergreen Dr.
• HOA & community: No association fee

Exterior

• Parking: Detached garage with 3 spaces; Gravel parking surfaces
• Utilities: Shared well water; Septic system
• Home design: Single-family residence; Not new construction; Living area reported as 1632
• Construction: Built in 1975
• Exterior features: Shingle roof; Level lot; Paved road access; Lot dimensions about 179 x 115

Interior

• Kitchen: Kitchen with vinyl flooring
• Bedrooms: 3 bedrooms; Bedroom 1 on main level (carpet, egress window, ~13.03 x 17.04); Bedroom 2 on main level (carpet, egress window, ~9.1 x 17.04); Bedroom 3 on main level (carpet, egress window, ~8.1 x 11.04)
• Flooring: Carpet in bedrooms; Laminate in living and family rooms; Vinyl in dining room and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Propane forced-air heating; Propane (rented) and gas water heater
• Interior features: Dishwasher; Refrigerator; Washer; Dryer; Three-season room; Crawl space basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $46 ($553/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.1% below list).
• Recommended offer: $120k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#711 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, health & safety F.
• Midwest Central CUSD 191 (rural): math 19% / reading 23% proficiency, ranked #398 of 620 in IL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Midwest Central High School (math 8% / reading 12%, grade F, #567 of 693 statewide, top 83%, 252 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP; 77 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tazewell County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $140k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $120,120 (14.1% below list)

Questions for the listing agent

1. Built in 1975 — 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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $127,296
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10333 Evergreen Dr	0.20mi	3/1.0	1,660 (+2%)	8mo	$104,000	$63	81
10376 Bellair Dr	0.22mi	3/2.0	1,658 (+2%)	19mo	$137,000	$83	67
3923 Lakeview Dr	0.38mi	3/1.5	1,590 (-3%)	15mo	$98,900	$62	64
10381 Evergreen Dr	0.27mi	3/1.0	1,474 (-10%)	14mo	$114,900	$78	59
10133 Edgewood Dr	0.09mi	3/1.5	1,392 (-15%)	12mo	$141,000	$101	59

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-19,753
• Equity at exit: $20,860

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-13,505
• Equity at exit: $12,096

Cash invested: $39,172 (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 61546

• Home prices YoY: -20.1%
• Active inventory: 9
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$111 /mo · $1,331/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $46

Break-even live

Break-even rent $1,143

Max offer price $139,900

Occupancy floor 91%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $139,900 Active 30 DOM
2. 2026-06-18
   days on market $139,900 Active 29 DOM
3. 2026-06-17
   days on market $139,900 Active 28 DOM
4. 2026-06-16
   days on market $139,900 Active 27 DOM
5. 2026-06-15
   days on market $139,900 Active 26 DOM
6. 2026-06-14
   days on market $139,900 Active 24 DOM
7. 2026-06-13
   days on market $139,900 Active 23 DOM
8. 2026-06-10
   days on market $139,900 Active 21 DOM
9. 2026-06-09
   days on market $139,900 Active 20 DOM
10. 2026-06-08
    days on market $139,900 Active 19 DOM
11. 2026-06-07
    days on market $139,900 Active 18 DOM
12. 2026-06-05
    days on market $139,900 Active 15 DOM
13. 2026-06-02
    days on market $139,900 Active 13 DOM
14. 2026-06-01
    days on market $139,900 Active 12 DOM
15. 2026-05-31
    days on market $139,900 Active 11 DOM
16. 2026-05-30
    days on market $139,900 Active 10 DOM
17. 2026-05-19
    listed $149,900 Active
18. 2023-06-29
    soldstatus $80,000 Closed 523-char remark

    Show marketing remark (523 chars)

    You must see 10146 Evergreen Drive in Manito, IL. It offers a charming residence with three bedrooms, an extra-large detached garage, main floor laundry and inviting front porch. The three-seasons room, spacious dining area and an additional sunken family room make entertaining guests a dream. With recent updates to the flooring and paint, this move in ready home provides comfort, convenience, and a pleasant living environment for its residents. Call today to see if you will be saying "yes" to this address.

19. 2023-06-29
    soldstatus $80,000

    Show marketing remark (523 chars)

    You must see 10146 Evergreen Drive in Manito, IL. It offers a charming residence with three bedrooms, an extra-large detached garage, main floor laundry and inviting front porch. The three-seasons room, spacious dining area and an additional sunken family room make entertaining guests a dream. With recent updates to the flooring and paint, this move in ready home provides comfort, convenience, and a pleasant living environment for its residents. Call today to see if you will be saying "yes" to this address.

20. 2023-06-15
    status Pending 523-char remark

    Show marketing remark (523 chars)

    You must see 10146 Evergreen Drive in Manito, IL. It offers a charming residence with three bedrooms, an extra-large detached garage, main floor laundry and inviting front porch. The three-seasons room, spacious dining area and an additional sunken family room make entertaining guests a dream. With recent updates to the flooring and paint, this move in ready home provides comfort, convenience, and a pleasant living environment for its residents. Call today to see if you will be saying "yes" to this address.

21. 2023-06-06
    listed $89,900 Active 523-char remark

    Show marketing remark (523 chars)

    You must see 10146 Evergreen Drive in Manito, IL. It offers a charming residence with three bedrooms, an extra-large detached garage, main floor laundry and inviting front porch. The three-seasons room, spacious dining area and an additional sunken family room make entertaining guests a dream. With recent updates to the flooring and paint, this move in ready home provides comfort, convenience, and a pleasant living environment for its residents. Call today to see if you will be saying "yes" to this address.

22. 2023-05-27
    status Active
23. 2023-05-27
    historical
24. 2023-05-19
    status Pending
25. 2023-05-17
    listed Active
26. 2021-08-10
    historical

ⓘ 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: $1,331 · $111/mo
• Projected year-2 tax: $2,253 · $188/mo
• Expected delta: +$923/yr (+$77/mo · 69.3%)

ⓘ 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 ≥106°F today · 19 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: $14,414
• − Mortgage interest: −$7,837
• − Property taxes: −$1,331
• − Insurance: −$700
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$4,070
• Taxable loss: −$1,828
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $992/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: Midwest Central CUSD 191
• NCES district ID: 1743962
• Math proficiency: 19% ▼ -5.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $52,499
• Composite: 18.97/100
• National rank: #8852
• State rank: #398 of 620 in IL

Livability — Manito

• Score: 64/100
• State rank: #711
• US rank: #14466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,682

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 131,252 people
• By 2030: 128,028 · -2.5%
• By 2040: 120,443 · -8.2%
• By 2050: 111,872 · -14.8%
• By 2075: 89,843 · -31.5%
• By 2100: 66,468 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Serbian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Tazewell

• 2024 margin: Strong R (+26.7) · D 35.8% · R 62.5% · Other 1.8%
• 2008→2024 swing: -20.6pp toward R · 2008: -6.0pp · 2024: -26.7pp
• All cycles: 2024: R+26.7 2020: R+25.6 2016: R+28.5 2012: R+17.9 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.61%
• Current HPI: 193.6723
• 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

+66.7% since first listed

10 events — show timeline

• 2026-05-19 Listed $149,900 RMLSA as Distributed by MLS Grid
• 2023-06-29 Sold (Public Records) $80,000 Public Records
• 2023-06-29 Sold (MLS) $80,000 RMLSA as Distributed by MLS Grid
• 2023-06-15 Pending — RMLSA as Distributed by MLS Grid
• 2023-06-06 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2023-05-27 Relisted — RMLSA as Distributed by MLS Grid
• 2023-05-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-05-19 Pending — RMLSA as Distributed by MLS Grid
• 2023-05-17 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-10 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

-4.5%/yr

Latest (2024): $1,331 · -2.3% YoY. Source: county tax records.