311 W Church St · Sadorus, IL 61872

$59,900

4 bd · 2.0 ba · 1,464 sqft · Other public records · 6 Days on market

Built 1909 0.42 ac lot

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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
• Appreciation +7.2/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This ranch style home with four bedrooms and two bathrooms sits on two lots totaling 0.42 acres, offering substantial land and flexibility for your vision. A large detached garage and shed provide ample storage and utility space. The residence features a front porch and small back deck for outdoor access. Convenient to local dining at The Wheelhouse, this home is located in Unity District 7 school district. Please note that utilities are off and the house is being sold as-is, giving you a blank canvas to configure systems and finishes according to your needs and timeline.

Key facts

• Two lots
• Small back deck
• Front porch

Tags

• RANCH STYLE HOME
• TWO LOTS
• LARGE DETACHED GARAGE
• SMALL BACK DECK
• FRONT PORCH

Property features AI

Finance

• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned); Gravel parking areas; Total parking for about 8 vehicles; Four garage spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Home is more than 100 years old; Built before 1978
• Construction: Aluminum siding exterior; Approximately 1,464 finished square feet
• Exterior features: Lot dimensions approximately 70 x 264; Quarter-acre lot (.25-.49 acre); Aluminum siding

Interior

• Kitchen: Kitchen on the main level (approx. 15 x 13)
• Bedrooms: Four bedrooms (all on the main level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 61/100 on livability (#890 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Tolono CUSD 7 (rural): math 35% / reading 36% proficiency, ranked #164 of 620 in IL (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Unity Jr High School (math 32% / reading 38%, grade F, #191 of 665 statewide, top 30%, 346 students, 0% FRL); Unity High School (math 42% / reading 47%, grade F, #62 of 693 statewide, top 10%, 528 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($414 loan paydown + $3k appreciation (4.4% local appreciation)).
• Champaign County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $60k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.06% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.96%
• DSCR: 2.51
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.9%
• Equity multiple: 3.51×
• Total profit: $42,038
• Equity at exit: $31,747

10-year hold

• IRR: 40.5%
• Equity multiple: 7.09×
• Total profit: $102,141
• Equity at exit: $53,056

Cash invested: $16,772 (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 61872

• Home prices YoY: 2.6%
• Active inventory: 4
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$159 /mo · $1,907/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $475

Break-even live

Break-even rent $630

Max offer price $59,900

Occupancy floor 56%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $59,900 Active 6 DOM
2. 2026-06-17
   days on market $59,900 Active 5 DOM
3. 2026-06-16
   days on market $59,900 Active 4 DOM
4. 2026-06-15
   days on market $59,900 Active 3 DOM
5. 2026-06-13
   remarks 578-char remark
6. 2026-06-13
   listed $59,900 Active 1 DOM

ⓘ 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: $1,907 · $159/mo
• Projected year-2 tax: $1,907 · $159/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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,773
• − Mortgage interest: −$3,355
• − Property taxes: −$1,907
• − Insurance: −$300
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$1,743
• Taxable income: $5,105
• Est. tax owed @ 24.0%: −$1,225
• After-tax cash flow: $4,470/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: Tolono CUSD 7
• NCES district ID: 1739120
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $67,482
• Composite: 32.43/100
• National rank: #5723
• State rank: #164 of 620 in IL

Livability — Sadorus

• Score: 61/100
• State rank: #890
• US rank: #17335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sadorus, IL
• Population (ZIP): 613

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 223,848 people
• By 2030: 231,416 · +3.4%
• By 2040: 244,321 · +9.1%
• By 2050: 256,432 · +14.6%
• By 2075: 285,823 · +27.7%
• By 2100: 296,406 · +32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Slovak 11% Iranian 7% Serbian 3%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 95% English-only · Other Asian/Pacific 4% Spanish 1%

Political lean MEDSL · Champaign

• 2024 margin: Strong D (+24.1) · D 61.3% · R 37.2% · Other 1.5%
• 2008→2024 swing: +6.6pp toward D · 2008: 17.5pp · 2024: 24.1pp
• All cycles: 2024: D+24.1 2020: D+22.8 2016: D+18.4 2012: D+6.8 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.39%
• Current HPI: 172.1115
• 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

+87.2% since first listed

2 events — show timeline

• 2026-06-11 Listed $59,900 MRED as Distributed by MLS Grid
• 1996-06-18 Sold (Public Records) $32,000 Public Records

Property tax history

+1.3%/yr

Latest (2024): $1,907 · +3.3% YoY. Source: county tax records.