223 N Pine St · Nokomis, IL 62075

$51,499

4 bd · 2.0 ba · 951 sqft · SingleFamily public records · 72 Days on market

Built 1910 6,883 sqft lot $54/sqft · 9% above area Est $94k · 46% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Small town living in this two story home looks like tons of square footage, great corner lot and loads of potential! Call your favorite agent for a showing today. Being sold as-is.

Key facts

• 6,883 sq ft lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $51k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $51k).
• Recommended offer: $48k (6.0% below list) — sets the bar for market timing.

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.
• 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 $6k of equity ($356 loan paydown + $5k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago 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: property tax is 2.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,409 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.96% ✓
• Cap rate: 15.39%
• Cash-on-cash: 32.49%
• DSCR: 2.45
• GRM: 4.2

CMA / ARV

• ARV (median comp): $94,499
• List price: $51,499
• Delta: -45.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 49.1%
• Equity multiple: 4.67×
• Total profit: $52,959
• Equity at exit: $46,394

10-year hold

• IRR: 42.9%
• Equity multiple: 10.47×
• Total profit: $136,499
• Equity at exit: $100,051

Cash invested: $14,420 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$270
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $390

Break-even live

Break-even rent $517

Max offer price $51,499

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: $12,875
• Closing costs: $1,545
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-02
   days on market $51,499 Active 72 DOM
2. 2026-06-01
   days on market $51,499 Active 71 DOM
3. 2026-05-31
   days on market $51,499 Active 70 DOM
4. 2026-05-31
   days on market $51,499 Active 69 DOM
5. 2026-03-22
   listed $51,499 Active 180-char remark

   Show marketing remark (180 chars)

   Small town living in this two story home looks like tons of square footage, great corner lot and loads of potential! Call your favorite agent for a showing today. Being sold as-is.

6. 2016-10-14
   soldstatus $74,000
7. 2016-10-11
   soldstatus Closed 412-char remark

   Show marketing remark (412 chars)

   Price Reduced!! 4 Bedroom - 2 bath- 2 Story home has lots of updates!! New Roof, gutters, energy efficient windows, updated bathrooms, updated kitchen, new carpet and flooring throughout!! New heating system and new water heater. Nice corner location with a detached 2 car garage in a nice neighborhood, close to the elementary school and high school. Must see to appreciate all that this home has to offer.

8. 2016-09-15
   status Pending 412-char remark

   Show marketing remark (412 chars)

   Price Reduced!! 4 Bedroom - 2 bath- 2 Story home has lots of updates!! New Roof, gutters, energy efficient windows, updated bathrooms, updated kitchen, new carpet and flooring throughout!! New heating system and new water heater. Nice corner location with a detached 2 car garage in a nice neighborhood, close to the elementary school and high school. Must see to appreciate all that this home has to offer.

9. 2016-09-12
   price $69,500 412-char remark

   Show marketing remark (412 chars)

   Price Reduced!! 4 Bedroom - 2 bath- 2 Story home has lots of updates!! New Roof, gutters, energy efficient windows, updated bathrooms, updated kitchen, new carpet and flooring throughout!! New heating system and new water heater. Nice corner location with a detached 2 car garage in a nice neighborhood, close to the elementary school and high school. Must see to appreciate all that this home has to offer.

10. 2016-09-12
    status Active 412-char remark

    Show marketing remark (412 chars)

    Price Reduced!! 4 Bedroom - 2 bath- 2 Story home has lots of updates!! New Roof, gutters, energy efficient windows, updated bathrooms, updated kitchen, new carpet and flooring throughout!! New heating system and new water heater. Nice corner location with a detached 2 car garage in a nice neighborhood, close to the elementary school and high school. Must see to appreciate all that this home has to offer.

11. 2016-09-09
    historical 412-char remark

    Show marketing remark (412 chars)

    Price Reduced!! 4 Bedroom - 2 bath- 2 Story home has lots of updates!! New Roof, gutters, energy efficient windows, updated bathrooms, updated kitchen, new carpet and flooring throughout!! New heating system and new water heater. Nice corner location with a detached 2 car garage in a nice neighborhood, close to the elementary school and high school. Must see to appreciate all that this home has to offer.

12. 2016-08-01
    price $75,000 412-char remark

    Show marketing remark (412 chars)

    Price Reduced!! 4 Bedroom - 2 bath- 2 Story home has lots of updates!! New Roof, gutters, energy efficient windows, updated bathrooms, updated kitchen, new carpet and flooring throughout!! New heating system and new water heater. Nice corner location with a detached 2 car garage in a nice neighborhood, close to the elementary school and high school. Must see to appreciate all that this home has to offer.

13. 2016-07-11
    listed $76,500 Active 412-char remark

    Show marketing remark (412 chars)

    Price Reduced!! 4 Bedroom - 2 bath- 2 Story home has lots of updates!! New Roof, gutters, energy efficient windows, updated bathrooms, updated kitchen, new carpet and flooring throughout!! New heating system and new water heater. Nice corner location with a detached 2 car garage in a nice neighborhood, close to the elementary school and high school. Must see to appreciate all that this home has to offer.

14. 2016-06-09
    historical
15. 2016-05-27
    status Active
16. 2016-05-26
    historical
17. 2016-05-15
    price $78,500
18. 2016-05-04
    listed $79,900 Active
19. 2016-04-11
    historical
20. 2015-08-13
    soldstatus
21. 2015-05-21
    listed $8,200
22. 2000-04-01
    soldstatus $47,500

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/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 · 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: $12,139
• − Mortgage interest: −$2,885
• − Property taxes: −$1,407
• − Insurance: −$257
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$1,498
• Taxable income: $4,149
• Est. tax owed @ 24.0%: −$996
• After-tax cash flow: $3,689/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

+8.4% since first listed

18 events — show timeline

• 2026-03-22 Listed $51,499 CIBR
• 2016-10-14 Sold (Public Records) $74,000 Public Records
• 2016-10-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-09-15 Pending — MARIS as Distributed by MLS Grid
• 2016-09-12 Price Changed $69,500 MARIS as Distributed by MLS Grid
• 2016-09-12 Relisted — MARIS as Distributed by MLS Grid
• 2016-09-09 Delisted — MARIS as Distributed by MLS Grid
• 2016-08-01 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2016-07-11 Listed $76,500 MARIS as Distributed by MLS Grid
• 2016-06-09 Delisted — MARIS as Distributed by MLS Grid
• 2016-05-27 Relisted — MARIS as Distributed by MLS Grid
• 2016-05-26 Delisted — MARIS as Distributed by MLS Grid
• 2016-05-15 Price Changed $78,500 MARIS as Distributed by MLS Grid
• 2016-05-04 Listed $79,900 MARIS as Distributed by MLS Grid
• 2016-04-11 Listing Removed — MRED as Distributed by MLS Grid
• 2015-08-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-05-21 Listed $8,200 MARIS as Distributed by MLS Grid
• 2000-04-01 Sold (Public Records) $47,500 Public Records

Property tax history

+4.2%/yr

Latest (2024): $1,407 · +8.2% YoY. Source: county tax records.