107 N 3rd St · Irvington, IL 62848

$99,900

3 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 81 Days on market

Built 1932 0.28 ac lot Est $186k · 46% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.7/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Welcome Home to 107 N. 3rd Street! This home features 3 Bedrooms/2 Bathrooms and approximately 1,284 square feet! This property is eligible under the Freddie Mac First Look Initiative though 4/29/2026. Seller will not complete any repairs to the subject property, either lender or buyer requested. The property is sold in AS IS condition Taxes prorated at 100 precent. EM MUST BE CERTIFIED FUNDS. Info not guaranteed. Seller does not provide survey. Equal Housing Opportunity. AS-IS

Key facts

• 0.28 acre lot
• Garage
• Built 1932

Property features AI

Finance

• Other: Homeowner tax exemption
• HOA & community: No master association fee required

Exterior

• Parking: Garage; Off-site parking available
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built before 1978 (91–100 years old)
• Construction: Frame construction
• Exterior features: Approximately 0.25–0.49 acre lot; Lot dimensions listed (12197)

Interior

• Kitchen: Kitchen on the main level (18 x 7)
• Bedrooms: Three bedrooms total; Master bedroom located on the second floor (19 x 15); Second bedroom located on the second floor (11 x 10); Third bedroom located on the main level (12 x 10)
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms; Unfinished partial basement; One fireplace
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#978 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, crime D, amenities F.
• Centralia Hsd 200 (town): math 21% / reading 26% proficiency, ranked #668 of 919 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Irvington Elem School (math 24% / reading 5%, grade F, #1,259 of 2,056 statewide, top 62%, 72 students, 0% FRL); Centralia High School (math 22% / reading 17%, grade F, #397 of 693 statewide, top 61%, 863 students, 0% FRL).
• Market conditions: 4 active listings in the ZIP; 17 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Washington County population projected at -24% 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $100k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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 D-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: 1.17% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $186,180
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 S Ruth St	0.27mi	3/1.0	1,170 (-9%)	19mo	$169,750	$145	57

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: 17.8%
• Equity multiple: 2.02×
• Total profit: $28,409
• Equity at exit: $44,919

10-year hold

• IRR: 19.2%
• Equity multiple: 3.80×
• Total profit: $78,207
• Equity at exit: $69,226

Cash invested: $27,972 (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 62848

• Active inventory: 4
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$100 /mo · $1,200/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $257

Break-even live

Break-even rent $842

Max offer price $99,900

Occupancy floor 73%

Sensitivity live

Price	-10% $314	-5% $285	+0% $257	+5% $229	+10% $201
Rent	-10% $165	-5% $211	+0% $257	+5% $303	+10% $349
Rate	-1.0pp $307	-0.5pp $282	base $257	+0.5pp $231	+1.0pp $205

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $99,900 Active 81 DOM
2. 2026-06-21
   days on market $99,900 Active 80 DOM
3. 2026-06-21
   days on market $99,900 Active 79 DOM
4. 2026-06-18
   days on market $99,900 Active 77 DOM
5. 2026-06-17
   days on market $99,900 Active 76 DOM
6. 2026-06-16
   days on market $99,900 Active 75 DOM
7. 2026-06-15
   days on market $99,900 Active 74 DOM
8. 2026-06-13
   days on market $99,900 Active 72 DOM
9. 2026-06-12
   pricedays on market $99,900 Active 71 DOM
10. 2026-06-09
    days on market $109,900 Active 68 DOM
11. 2026-06-08
    days on market $109,900 Active 67 DOM
12. 2026-06-07
    days on market $109,900 Active 66 DOM
13. 2026-06-07
    days on market $109,900 Active 65 DOM
14. 2026-06-04
    days on market $109,900 Active 62 DOM
15. 2026-06-02
    days on market $109,900 Active 61 DOM
16. 2026-06-01
    days on market $109,900 Active 60 DOM
17. 2026-05-31
    days on market $109,900 Active 59 DOM
18. 2026-05-31
    days on market $109,900 Active 58 DOM
19. 2026-05-15
    price $109,900
20. 2026-03-31
    listed $114,900 Active
21. 2021-08-06
    historical
22. 2005-02-28
    soldstatus $59,000
23. 2005-02-26
    soldstatus $59,000
24. 2004-09-27
    listed $62,900
25. 2004-09-25
    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: $1,200 · $100/mo
• Projected year-2 tax: $1,734 · $144/mo
• Expected delta: +$534/yr (+$44/mo · 44.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 21 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: $14,013
• − Mortgage interest: −$5,596
• − Property taxes: −$1,200
• − Insurance: −$500
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,906
• Taxable income: $1,570
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $2,708/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: Centralia Hsd 200
• NCES district ID: 1709300
• Math proficiency: 21% ▲ 6.00%
• Reading proficiency: 26% ▲ 1.00%
• Median HH income: $34,555
• Composite: 22.43/100
• National rank: #13470
• State rank: #668 of 919 in IL

Livability — Irvington

• Score: 60/100
• State rank: #978
• US rank: #18912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irvington, IL
• City population: 587
• Population (ZIP): 587

Population outlook (Washington County) Hauer SSP2

• Today (2025): 13,333 people
• By 2030: 12,743 · -4.4%
• By 2040: 11,441 · -14.2%
• By 2050: 10,114 · -24.1%
• By 2075: 7,372 · -44.7%
• By 2100: 5,000 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% English 2% Portuguese 1%
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+57.2) · D 20.7% · R 77.9% · Other 1.4%
• 2008→2024 swing: -43.0pp toward R · 2008: -14.3pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.5 2016: R+55.9 2012: R+31.6 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+74.7% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $109,900 MRED as Distributed by MLS Grid
• 2026-03-31 Listed $114,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2005-02-28 Sold (MLS) $59,000 RMLSA as Distributed by MLS Grid
• 2005-02-26 Sold (Public Records) $59,000 Public Records
• 2004-09-27 Listed $62,900 RMLSA as Distributed by MLS Grid
• 2004-09-25 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-3.1%/yr

Latest (2024): $1,200 · -7.0% YoY. Source: county tax records.