401 Adams St · Humboldt, IL 61931

$67,000

2 bd · 1.0 ba · 1,627 sqft · SingleFamily public records · 277 Days on market

Built 1945 0.43 ac lot $41/sqft · 59% below area

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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 +6.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

2 bed/1 bath home in Humboldt with den, office, fireplace, and central A/C. Property sold AS-IS. Owners unable to vacate for showings. Quiet community with easy access to Mattoon and Charleston.

Key facts

• 0.43 acre lot
• 2 garage spots
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,108 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime D-, amenities F.
• Mattoon CUSD 2 (town): math 13% / reading 24% proficiency, ranked #462 of 620 in IL (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 34 units permitted in Coles County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($463 loan paydown + $2k appreciation (2.9% local appreciation)).
• Coles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $67k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 1.61% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.88%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (median comp): $163,892
• List price: $67,000
• Delta: -59.12%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Adams St	0.03mi	3/1.0 (+1)	1,668 (+2%)	23mo	$50,000	$30	70
707 Walnut St	0.29mi	3/1.0 (+1)	1,492 (-8%)	22mo	$149,000	$100	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.78×
• Total profit: $33,471
• Equity at exit: $29,724

10-year hold

• IRR: 32.1%
• Equity multiple: 5.45×
• Total profit: $83,526
• Equity at exit: $45,498

Cash invested: $18,760 (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 61931

• Home prices YoY: 2.3%
• Active inventory: 3
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $405

Break-even live

Break-even rent $565

Max offer price $67,000

Occupancy floor 57%

Sensitivity live

Price	-10% $443	-5% $424	+0% $405	+5% $386	+10% $367
Rent	-10% $320	-5% $362	+0% $405	+5% $447	+10% $490
Rate	-1.0pp $438	-0.5pp $422	base $405	+0.5pp $387	+1.0pp $370

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $67,000 Active 277 DOM
2. 2026-06-18
   days on market $67,000 Active 276 DOM
3. 2026-06-17
   days on market $67,000 Active 275 DOM
4. 2026-06-16
   days on market $67,000 Active 274 DOM
5. 2026-06-15
   days on market $67,000 Active 273 DOM
6. 2026-06-14
   days on market $67,000 Active 271 DOM
7. 2026-06-12
   days on market $67,000 Active 270 DOM
8. 2026-06-09
   days on market $67,000 Active 267 DOM
9. 2026-06-08
   days on market $67,000 Active 266 DOM
10. 2026-06-07
    days on market $67,000 Active 265 DOM
11. 2026-06-03
    days on market $67,000 Active 261 DOM
12. 2026-06-02
    days on market $67,000 Active 260 DOM
13. 2026-06-01
    days on market $67,000 Active 259 DOM
14. 2026-05-31
    pricedays on market $67,000 Active 258 DOM
15. 2026-05-30
    days on market $67,500 Active 257 DOM
16. 2025-11-22
    price $67,500 194-char remark

    Show marketing remark (194 chars)

    2 bed/1 bath home in Humboldt with den, office, fireplace, and central A/C. Property sold AS-IS. Owners unable to vacate for showings. Quiet community with easy access to Mattoon and Charleston.

17. 2025-09-15
    listed $70,000 Active 194-char remark

    Show marketing remark (194 chars)

    2 bed/1 bath home in Humboldt with den, office, fireplace, and central A/C. Property sold AS-IS. Owners unable to vacate for showings. Quiet community with easy access to Mattoon and Charleston.

18. 2011-04-13
    soldstatus $34,500

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$359/yr (+$30/mo · 44.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,923
• − Mortgage interest: −$3,753
• − Property taxes: −$802
• − Insurance: −$335
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,949
• Taxable income: $4,016
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $3,892/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: Mattoon CUSD 2
• NCES district ID: 1725050
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $40,452
• Composite: 15.71/100
• National rank: #9280
• State rank: #462 of 620 in IL

Livability — Humboldt

• Score: 58/100
• State rank: #1108
• US rank: #20978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humboldt, IL
• Population (ZIP): 1,328

Population outlook (Coles County) Hauer SSP2

• Today (2025): 53,967 people
• By 2030: 53,829 · -0.3%
• By 2040: 52,332 · -3.0%
• By 2050: 49,989 · -7.4%
• By 2075: 42,226 · -21.8%
• By 2100: 34,675 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 1% Serbian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 86% English-only · Spanish 11% German/W. Germanic 3%

Political lean MEDSL · Coles

• 2024 margin: Strong R (+28.5) · D 34.9% · R 63.4% · Other 1.7%
• 2008→2024 swing: -31.7pp toward R · 2008: 3.2pp · 2024: -28.5pp
• All cycles: 2024: R+28.5 2020: R+26.4 2016: R+26.4 2012: R+11.1 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.89%
• Current HPI: 129.1985
• 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

+95.7% since first listed

3 events — show timeline

• 2025-11-22 Price Changed $67,500 MRED as Distributed by MLS Grid
• 2025-09-15 Listed $70,000 MRED as Distributed by MLS Grid
• 2011-04-13 Sold (Public Records) $34,500 Public Records

Property tax history

-1.7%/yr

Latest (2024): $802 · -4.4% YoY. Source: county tax records.