324 Edwards St · Nokomis, IL 62075

$129,900

3 bd · 2.5 ba · 80 sqft · SingleFamily public records · 14 Days on market

Built 1940 0.35 ac lot $1624/sqft · 3629% above area

---

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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.3/10.0

Listing remarks

Check out this charming 3-bedroom, 2.5-bath bungalow in Nokomis! Situated on a large lot, this inviting home offers a cozy cottage feel with thoughtful updates throughout. Recent improvements include new living room flooring, upstairs bedroom flooring (2023), downstairs bedroom flooring (2025), updated upstairs bathroom flooring (2026), and exterior window shutters (2025). Major mechanical updates include a new HVAC (2021), a new hot water heater, and garage roof both in 2020, along with a reverse osmosis water filtration system and new sump pump installed in 2025. The spacious eat-in kitchen offers abundant cabinetry, and pantry storage. The open-concept living room and informal dining are

Key facts

• New hvac
• Large lot
• New hot water heater

Tags

• LARGE LOT
• NEW LIVING ROOM FLOORING
• NEW HVAC
• NEW HOT WATER HEATER
• NEW SUMP PUMP
• SPACIOUS EAT-IN KITCHEN

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Shingle roof
• Construction: Crawl space/partial unfinished basement
• Exterior features: Fenced yard; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (including upper and main level bedrooms; at least one bedroom has egress window)
• Flooring: Laminate flooring in main living areas and bedrooms; Vinyl flooring in laundry room
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced-air heating; Gas water heater
• Interior features: Ceiling fans; Replacement windows
• Laundry & utility: Washer; Dryer; Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (29.5% below list).
• Recommended offer: $85k (34.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#547 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Nokomis CUSD 22 (town): math 32% / reading 31% proficiency, ranked #241 of 620 in IL (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Elem School (math 37% / reading 37%, grade F, #457 of 2,056 statewide, top 24%, 284 students, 0% FRL); Nokomis Jr/Sr High Sch (math 27% / reading 27%, grade F, #218 of 693 statewide, top 35%, 312 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP; 12 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,228 (34.4% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.70% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.34%
• DSCR: 0.63
• GRM: 11.8

CMA / ARV

• ARV (median comp): $80,500
• List price: $129,900
• Delta: 61.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.4%
• Equity multiple: 2.50×
• Total profit: $54,703
• Equity at exit: $117,024

10-year hold

• IRR: 17.2%
• Equity multiple: 5.78×
• Total profit: $173,880
• Equity at exit: $252,367

Cash invested: $36,372 (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 62075

• Home prices YoY: 15.1%
• Active inventory: 16
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $915 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$241 /mo · $2,887/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $-253

Break-even live

Break-even rent $1,235

Max offer price $85,228

Occupancy floor —

Sensitivity live

Price	-10% $-179	-5% $-216	+0% $-253	+5% $-290	+10% $-326
Rent	-10% $-325	-5% $-289	+0% $-253	+5% $-217	+10% $-181
Rate	-1.0pp $-187	-0.5pp $-220	base $-253	+0.5pp $-287	+1.0pp $-321

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   listed $129,900 Active 1311-char remark
2. 2017-09-27
   price $89,900

ⓘ 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: $2,887 · $241/mo
• Projected year-2 tax: $2,918 · $243/mo
• Expected delta: +$31/yr (+$3/mo · 1.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,983
• − Mortgage interest: −$7,276
• − Property taxes: −$2,887
• − Insurance: −$650
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$3,779
• Taxable loss: −$5,366
• Est. tax savings @ 24.0%: +$1,288
• After-tax cash flow: $-1,747/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: Nokomis CUSD 22
• NCES district ID: 1728560
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -17.00%
• Median HH income: $42,673
• Composite: 26.76/100
• National rank: #7132
• State rank: #241 of 620 in IL

Livability — Nokomis

• Score: 66/100
• State rank: #547
• US rank: #11441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nokomis, IL
• City population: 3,180
• Population (ZIP): 3,180

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 27,471 people
• By 2030: 26,410 · -3.9%
• By 2040: 24,233 · -11.8%
• By 2050: 21,948 · -20.1%
• By 2075: 16,686 · -39.3%
• By 2100: 11,369 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Asian 4% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Iranian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+44.0) · D 27.1% · R 71.1% · Other 1.8%
• 2008→2024 swing: -46.7pp toward R · 2008: 2.6pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.0 2016: R+40.0 2012: R+14.2 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.27%
• Current HPI: 192.84
• 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

+44.5% since first listed

5 events — show timeline

• 2026-05-26 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-19 Relisted — RMLSA as Distributed by MLS Grid
• 2026-05-19 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-12 Listed $129,900 RMLSA as Distributed by MLS Grid
• 2017-09-27 Price Changed $89,900 MARIS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2024): $2,887 · +5.6% YoY. Source: county tax records.