111 South St · Bradford, IL 61421

$64,000

3 bd · 1.5 ba · 1,350 sqft · SingleFamily · 95 Days on market

7,872 sqft lot $47/sqft · at area comps Est $66k · at est.

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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 +8.9/15.0
• Appreciation +7.3/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits in this 3 Bed 1.5 bath home with generous living space. Main level features a master bedroom complete with a private half bath, an eat in kitchen, living rooms and front sitting room. The upper level has 2 bedrooms, a full bath as well as a second family room. Outside you will find a detached 2 car garage and fenced in yard.

Key facts

• Private half bath
• Eat in kitchen
• Second family room

Tags

• MASTER BEDROOM
• PRIVATE HALF BATH
• EAT IN KITCHEN
• LIVING ROOMS
• FRONT SITTING ROOM
• SECOND FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $58k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#572 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D, crime D-, amenities F.
• Bradford CUSD 1 (rural): math 30% / reading 35% proficiency, ranked #431 of 919 in IL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 2 units permitted in Stark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($442 loan paydown + $3k appreciation (4.7% local appreciation)).
• Stark County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $58,240 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.82% ✓
• Cap rate: 14.73%
• Cash-on-cash: 30.14%
• DSCR: 2.34
• GRM: 4.6

CMA / ARV

• ARV (median comp): $66,007
• List price: $64,000
• Delta: -3.04%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 1st St	0.20mi	2/1.0 (-1)	1,260 (-7%)	11mo	$40,500	$32	64

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

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 3.36×
• Total profit: $42,303
• Equity at exit: $35,042

10-year hold

• IRR: 37.2%
• Equity multiple: 6.79×
• Total profit: $103,737
• Equity at exit: $59,488

Cash invested: $17,920 (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 61421

• Home prices YoY: 3.7%
• Active inventory: 7
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$107 /mo · $1,290/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $450

Break-even live

Break-even rent $595

Max offer price $64,000

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $64,000 Active 95 DOM
2. 2026-06-17
   days on market $64,000 Active 94 DOM
3. 2026-06-16
   days on market $64,000 Active 93 DOM
4. 2026-06-15
   days on market $64,000 Active 92 DOM
5. 2026-06-13
   days on market $64,000 Active 90 DOM
6. 2026-06-12
   days on market $64,000 Active 89 DOM
7. 2026-06-09
   days on market $64,000 Active 86 DOM
8. 2026-06-08
   pricedays on market $64,000 Active 85 DOM
9. 2026-06-07
   days on market $69,000 Active 84 DOM
10. 2026-06-05
    days on market $69,000 Active 82 DOM
11. 2026-06-04
    days on market $69,000 Active 80 DOM
12. 2026-06-02
    days on market $69,000 Active 79 DOM
13. 2026-06-01
    days on market $69,000 Active 78 DOM
14. 2026-05-31
    days on market $69,000 Active 77 DOM
15. 2026-05-31
    days on market $69,000 Active 76 DOM
16. 2026-03-13
    listed $69,000 Active 345-char remark

    Show marketing remark (345 chars)

    Opportunity awaits in this 3 Bed 1.5 bath home with generous living space. Main level features a master bedroom complete with a private half bath, an eat in kitchen, living rooms and front sitting room. The upper level has 2 bedrooms, a full bath as well as a second family room. Outside you will find a detached 2 car garage and fenced in yard.

17. 2008-07-08
    soldstatus $62,500 177-char remark

    Show marketing remark (177 chars)

    Nicely updated 3 bedroom home. New in last 2 years: roof, central air, windows, wiring, floor coverings, water heater and kitchen cabinets. Choice of 3 different high schools.

18. 2008-07-01
    soldstatus $62,500
19. 2007-09-03
    listed $62,500 177-char remark

    Show marketing remark (177 chars)

    Nicely updated 3 bedroom home. New in last 2 years: roof, central air, windows, wiring, floor coverings, water heater and kitchen cabinets. Choice of 3 different high schools.

20. 2004-05-14
    soldstatus $25,000
21. 2003-10-24
    listed $29,900

ⓘ 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: $1,290 · $107/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$81/yr (+$7/mo · 6.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,973
• − Mortgage interest: −$3,585
• − Property taxes: −$1,290
• − Insurance: −$320
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$1,862
• Taxable income: $4,681
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $4,278/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: Bradford CUSD 1
• NCES district ID: 1706880
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $52,772
• Composite: 31.26/100
• National rank: #11248
• State rank: #431 of 919 in IL

Livability — Bradford

• Score: 66/100
• State rank: #572
• US rank: #12010

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: Bradford, IL
• Population (ZIP): 1,330

Population outlook (Stark County) Hauer SSP2

• Today (2025): 5,233 people
• By 2030: 4,898 · -6.4%
• By 2040: 4,130 · -21.1%
• By 2050: 3,369 · -35.6%
• By 2075: 2,062 · -60.6%
• By 2100: 1,205 · -77.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Stark

• 2024 margin: Solid R (+45.6) · D 26.3% · R 71.8% · Other 1.9%
• 2008→2024 swing: -40.2pp toward R · 2008: -5.4pp · 2024: -45.6pp
• All cycles: 2024: R+45.6 2020: R+41.2 2016: R+38.0 2012: R+16.2 2008: R+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.68%
• Current HPI: 130.0589
• 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

+130.8% since first listed

6 events — show timeline

• 2026-03-13 Listed $69,000 MRED as Distributed by MLS Grid
• 2008-07-08 Sold (MLS) $62,500 RMLSA as Distributed by MLS Grid
• 2008-07-01 Sold (Public Records) $62,500 Public Records
• 2007-09-03 Listed $62,500 RMLSA as Distributed by MLS Grid
• 2004-05-14 Sold (MLS) $25,000 RMLSA as Distributed by MLS Grid
• 2003-10-24 Listed $29,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2024): $1,290 · +13.3% YoY. Source: county tax records.