10156 N 800th St · Stoy, IL 62454

$100

3 bd · 2.5 ba · 1,435 sqft · Other public records · 4 Days on market

Built 1949 1.00 ac lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property will sell by online auction with bidding beginning to end on Monday, July 27th. 4 acres near Westlake. Open house will be Monday, July 13th from 4:00 P. M. to 5:00 P. M. or by appointment. Property sells AS IS with zero contingencies. All inspections must be completed prior to bidding. Property is subject to sell prior to auction.

Key facts

• Shed
• Family room
• Patio

Tags

• FAMILY ROOM
• PATIO
• SHED

Property features AI

Finance

• Other: Lot is approximately 1 acre

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic tank
• Home design: Single-family residence; Two-story home; Residential zoning
• Construction: Vinyl siding; Asphalt shingle roof; Built on two levels
• Exterior features: Front porch; Patio; Shed(s); Gravel road access

Interior

• Kitchen: Gas water heater listed (no additional kitchen appliance details provided)
• Bedrooms: Bedrooms information not provided
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Walk-in closets; One fireplace
• Laundry & utility: Laundry on the main level; Unfinished partial basement (utility/storage potential)

🔨 Auction listing. The $100 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $100 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $100.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100).

Location & tenants

• Location reads 66/100 on livability (#585 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Robinson CUSD 2 (town): math 21% / reading 36% proficiency, ranked #271 of 620 in IL (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 14 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1 of loan paydown is wiped out by about $3 of value loss. Plan a longer hold.
• Crawford County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 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 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100

Questions for the listing agent

1. Built in 1949 — 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. 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?
5. 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?
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: 1072.32% ✓
• Cap rate: 10163.59%
• Cash-on-cash: 36276.07%
• DSCR: 1615.08
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 1926.37×
• Total profit: $53,910
• Equity at exit: $15

10-year hold

• IRR: —
• Equity multiple: 4159.14×
• Total profit: $116,428
• Equity at exit: $9

Cash invested: $28 (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 62454

• Active inventory: 21

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$1
• Tax est. 1.5%: −$0 /mo · $2/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $846

Break-even live

Break-even rent $1

Max offer price $100

Occupancy floor 16%

Sensitivity live

Price	-10% $847	-5% $846	+0% $846	+5% $846	+10% $846
Rent	-10% $762	-5% $804	+0% $846	+5% $889	+10% $931
Rate	-1.0pp $846	-0.5pp $846	base $846	+0.5pp $846	+1.0pp $846

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: $25
• Closing costs: $3
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $100 Active 4 DOM
2. 2026-06-18
   days on market $100 Active 2 DOM
3. 2026-06-17
   remarks 484-char remark
4. 2026-06-17
   listed $100 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,868
• − Mortgage interest: −$6
• − Property taxes: −$2
• − Insurance: −$0
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$3
• Taxable income: $10,798
• Est. tax owed @ 24.0%: −$2,592
• After-tax cash flow: $7,566/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: Robinson CUSD 2
• NCES district ID: 1734230
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 36% ▼ -11.00%
• Median HH income: $45,260
• Composite: 24.45/100
• National rank: #7669
• State rank: #271 of 620 in IL

Livability — Stoy

• Score: 66/100
• State rank: #585
• US rank: #12182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,441

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 18,610 people
• By 2030: 18,078 · -2.9%
• By 2040: 16,963 · -8.9%
• By 2050: 15,662 · -15.8%
• By 2075: 12,384 · -33.5%
• By 2100: 8,916 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Hispanic / Latino 4% Two or more races 2% Native American 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+52.4) · D 22.9% · R 75.4% · Other 1.7%
• 2008→2024 swing: -39.4pp toward R · 2008: -13.0pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+51.3 2016: R+49.1 2012: R+31.6 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.37%
• Current HPI: 105.76
• 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

Property tax history

+3.3%/yr

Latest (2024): $2,832 · +12.5% YoY. Source: county tax records.